HomeMy WebLinkAboutPC Stf Rpt Housing Element GPA 210002 2122
To: Honorable Chair and Members of the Planning Commission
From: Eric Ceja, Deputy Director of Development Services
Date: February 1, 2022
Subject: Consideration of a Recommendation to the City Council to Amend the
City’s Housing Element and Safety Element of the General Plan
During the Planning Commission’s regularly scheduled meeting of January 18, 2022, staff
requested the continuation of Case No. GPA 21-0002 to February 1, 2022, to allow staff to
work with the California Department of Housing & Community Development (“HCD”) to
finalize details of the Housing Element.
On Monday, January 24, 2022, the City received the last series of revisions from HCD to the
Housing Element draft, as provided in the attached Exhibit A “Housing Element Revisions
Excerpt,” and that portion is now complete. The second portion of revisions pending to be
received are on the Affirmatively Furthering Fair Housing (“AFFH”). Staff will provide an oral
report when this consideration is presented at the regularly scheduled meeting of February
1, 2022. For clarification purposes, please note that Exhibit A has a typo in program 1.A.,
where the reference to Millennium should be H, not F. The correction has been changed to
show the third bullet as site H.
Further, a question was raised during the meeting by a public participant as to the City’s
designation of real property as suitable for the development of low-income housing in the
Housing Element of the City’s General Plan. The City Attorney’s Office was able to provide
the attached memorandum detailing state law and the City’s ability to prepare the Housing
Element and include real property as part of the Housing Element Inventory. City staff has
provided the property owner in question with this memorandum and has had further
discussions about the intent of the Housing Element and why the property is included.
Attachments: 1. City Attorney Memorandum
2. Housing Element Revisions Excerpt Exhibit A
CITY OF PALM DESERT
DEVELOPMENT SERVICES DEPARTMENT
MEMORANDUM
72500.00001\34756670.2
Memorandum
To: Eric Ceja, Deputy Director of Development Services
From: Robert Hargreaves, City Attorney; Best Best & Krieger LLP
Date: January 23, 2022
Re: City of Palm Desert’s Constitutionally-Vested Land Use Authority
At a recent meeting of the City of Palm Desert’s Planning Commission, a question was
raised as to the City’s designation of real property as suitable for the development of low-income
housing in the housing element of the City’s General Plan. To address this question, we offer the
following overview of the City’s constitutionally-reserved authority to enact and enforce zoning
and planning regulations generally and in implementing California’s Housing Element Law.
Under Article XI of the California constitution, cities and counties in California—including
charter cities like the City of Palm Desert—possess a broad police power. (Cal. Const., art XI,
§§ 5, 7; see also Charter for the City of Palm Desert, Art. 1, §§ 100–101.) The City’s police power
encompasses plenary authority to regulate many activities within the City’s territorial limits, such
as enacting and enforcing planning, zoning, and building ordinances for the protection of public
health, safety, and welfare. (Fonseca v. City of Gilroy (2007) 148 Cal.App.4th 1174, 1181.)
In some circumstances, the State of California provides guidance on the City’s exercise of
its plenary authority. For example, under California’s Planning and Zoning Law (Gov. Code,
§ 65000, et seq.), a city must adopt a general plan to guide long-term land use planning and
development. (Latinos Unidos de Napa v. City of Napa (2013) 221 Cal.App.4th 192, 196–97.) A
general plan must include a housing element. (Id. at p. 197; see generally Gov. Code, § 65583.)
And, the housing element of a general plan must address a city’s existing and projected housing
needs for people of all income levels based on the Regional Housing Needs Assessment (“RHNA”)
conducted by the California Department of Housing and Community Development (“HCD”) along
with the share of RHNA (sometimes called the RHNA allocation) for which a city is responsible.
(Gov. Code, §§ 65583–65583.2, 65584–65584.09, 65585; Fonseca, supra, 148 Cal.App.4th at
pp. 1184–85, 1186, n. 8.) In planning for adequate housing across all income levels, a city
identifies sites where housing could be developed and may designate sites as suitable for housing
that would be affordable for people at a particular income level; a city may also identify property
that could be developed or redeveloped into housing if rezoned. (Ibid; see, e.g., Fonseca, supra,
148 Cal.App.4th at pp. 1209–10.)
Ultimately, while the State of California has established this framework for land use
planning, the City of Palm Desert retains and exercises its plenary authority to implement the
planning framework, zone or rezone property, and identify and designate sites as suitable for low-
income housing in preparing a housing element. (See generally Anderson v. City of San Jose (2019)
42 Cal.App.5th 683; Ruegg & Ellsworth v. City of Berkeley (2021) 63 Cal.App.5th 277, 323; Gov.
Code, § 65913.1, subd. (a), [city exercises “its authority” when zoning land and revising housing
element, italics added].) The City of Palm Desert possesses this authority over land use and
planning under the California Constitution and its charter. And, because the City’s exercise of this
authority to designate sites suitable for housing in developing a code-compliant housing element
72500.00001\34756670.2
- 2 -
does not result in the elimination of all economically beneficial use of designated property, the
City of Palm Desert has exercised its authority consistent with the United States Constitution as
well; no regulatory takings has occurred. (See generally Allegretti & Co. v. Cty. of Imperial (2006)
138 Cal. App. 4th 1261.)
EXHIBIT A
Housing Element Revisions Excerpt
LAND INVENTORY
The City’s Regional Housing Needs Assessment for the 2022-2029 planning period projects that
a total of 2,790 housing units will be needed in the City. Of these, 1,194 will be for above
moderate income households, and 461 will be for moderate income households. In addition, the
City expects to conserve a total of 67 units affordable to low income households, and rehabilitate
67 units with substandard sanitary facilities (see Quantified Objectives, above).
Above moderate income units are expected to be market-driven, single-family homes
traditionally built in the City. More than adequate approved projects are available for above
moderate units, as shown in Table III-48.
Moderate income units are expected to be a combination of market rate rental units and assisted
units, based on the analysis provided in Table III-44, which shows that rental units are affordable
to moderate income households, but ownership units are not. Two moderate income sites,
shown with an asterix in Table III-47, are included in the Vacant Land Inventory to demonstrate
that there is sufficient capacity for these units. The sites are identified as “DD” and “H” in the
Table and on the land inventory map, and will result in 574 units, which exceeds the RHNA
allocation of 461 units. Site DD (The Sands, described below) is entitled. Site H has completed a
pre-application review, and is currently being processed.
The remaining 1,135 housing units required for RHNA are for extremely low, very low, and low
income households. The City has identified vacant land that will allow the development of 1,475
units for extremely low, very low and low income households, as shown in Table III-47. These
lands include a combination of approved projects, projects currently being entitled, and vacant
lands which all have the Housing Overlay District.
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 increased densities and
provides for the redevelopment of the downtown, including the San Pablo area, with a particular
focus on more urban housing environments in flanking neighborhoods. The Land Use Element
also includes the University Park area, which is designed to accommodate higher density.
Table III-47 lists the available vacant lands in the City by Assessor’s Parcel Number and provides
the size of each parcel and the potential number of units that could be developed on each. All
lands shown in the Table have all utilities available immediately adjacent to them, including
water, sewer, electricity, and natural gas. As shown on the corresponding map, inventory lands
are geographically distributed throughout the City and not concentrated in any areas. As such,
they affirmatively further fair housing principles.
Memo: Consideration of a recommendation to the City Council to Amend the City’s Housing
Element and Safety Element of the General Plan, Case No. GPA 21-0002
Page 2 of 8
February 1, 2022
Lands provided in the inventory have been calculated at a density of 15 to 23 units per acre. The
density range assumes that 80% intensity will be achieved based on: an average unit size of 1,000
square feet, 28 units per acre can be achieved with 3-story buildings, which is the current height
limit in the Planned Residential (PR) zone. This also assumes common area open space in
compliance with Zoning requirements, and surface parking. As this zone allows building coverage
of 40%, there is more than sufficient space to accommodate the density assumed in the
inventory. Further, the density assumptions are conservative compared to typically built
densities in each of the zones. The most recent affordable housing projects built in the City were
constructed at densities of 15 to 28 units per acre, including Carlos Ortega Villas, at 13 units per
acre , and the City currently has entitled or proposed affordable housing projects at densities of
17.5 to 27 units per acre on parcels of 10 acres or more:
• The Sands, Site DD: 388 units on 17.5 acres (22/acre);
• Pacific West, Site B, 269 units on 12 acres (23/acre);
• Millennium private site, Site H, 330 units on 15 acres (22/acre), and
• Millennium City site, Site C, 240 units on 10 acres, 24/acre).
In addition to these projects, the City of La Quinta, east of Palm Desert, developed the Coral
Mountain Apartments in 2018, providing 176 units on 11 acres of land, at a density of 16 units
per acre. The capacity of sites D and F has been calculated based on the projects that have been
entitled in the City and region, at 20 units per acre. Discussions with the developers of sites B
and H have shown that the projects are well under way, and that both developers believe that
their densities are the maximums that they can market to families in the desert. Those same
developers have also assured the City that they have financing well in hand from private equity
sources, which will ensure that the projects will be constructed. In addition, the City has
reviewed the proformas for the projects proposed on sites B and C, which show that they can be
feasibly constructed and provide a positive return on investment for the developers. Therefore,
the feasibility of development of sites D and F at the densities described in Table III-47 is
considered high. All four of the projects in the City and the La Quinta project are on large sites
(10 acres or more), and have been built, entitled or are in the entitlement process. Significantly,
the two most recent projects in which the City is participating, the Pacific West and Millennium
City site, are 10 acres or more. Large sites are also included in Table III-47, sites A and F are both
planned for larger sites. Although the sites are feasible at 15 and 16 acres, respectively, Program
1.F is also provided to encourage subdivision of these parcels to smaller sites, with the provision
of incentives.
As described on page III-46, Infrastructure Requirements, water, sewer and dry utilities are all in
place throughout the City, immediately adjacent to all the sites listed in Table III-47. The current
pattern of projects being proposed in the City also shows that large sites are not constrained
from development, as all four currently proposed projects listed here are on sites of 10 acres or
Memo: Consideration of a recommendation to the City Council to Amend the City’s Housing
Element and Safety Element of the General Plan, Case No. GPA 21-0002
Page 2 of 8
February 1, 2022
larger. In addition, when the City adopted the Housing Overlay District, it placed it on all
Inventory sites to increase capacity and allow higher densities on these properties.
Table III-47
Vacant Land Inventory of Sites for Extremely Low, Very Low, Low and Moderate Income
Units
Map
Key
Assessor’s
Parcel No. GP
Zoning
(all
HOD)** Acreage
Allowable
Density
Realistic
Density
Potential
Units
Vacant Entitled Sites
B 694-310-006
Town Center
Neighborhood P.R.-20
12 of
68.2 4 to 20 22.5 269
DD 624-040-037
Town Center
Neighborhood P.R.-17.5 17.66 17.5 17.5 78
DD* 624-040-037
Town Center
Neighborhood P.R.-17.5 17.66 17.5 17.5 310
E 694-520-019
Small Town
Neighborhood;
Employment Center P.R.-19 5.62 19 18 17
694-520-020
Small Town
Neighborhood;
Employment Center P.R.-19 1.2 19 4
PP
624-441-014
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-015
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-016
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-017
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-018
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-019
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-020
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-021
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-022
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
QQ
624-440-032
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-033
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-034
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
Memo: Consideration of a recommendation to the City Council to Amend the City’s Housing
Element and Safety Element of the General Plan, Case No. GPA 21-0002
Page 2 of 8
February 1, 2022
Table III-47
Vacant Land Inventory of Sites for Extremely Low, Very Low, Low and Moderate Income
Units
Map
Key
Assessor’s
Parcel No. GP
Zoning
(all
HOD)** Acreage
Allowable
Density
Realistic
Density
Potential
Units
624-440-035
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-036
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
Subtotal Entitled Sites 692
Vacant Sites in the Entitlement Process
LL 627-122-003
Small Town
Neighborhood R-2, HOD 0.16 3 to 10 20 3
627-122-013
Small Town
Neighborhood R-2, HOD 1.27 3 to 10 20 25
H 694-190-087
Town Center
Neighborhood P.R.22 14.97 22 22 44
H* 694-190-087
Town Center
Neighborhood P.R.22 14.97 22 22 286
C 694-120-028
Town Center
Neighborhood;
Suburban Retail
Center
P.C.-(3),
FCOZ
10 of
20.18 7 to 40 24 240
KK 622-370-014
Public
Facility/Institutional P 1.84 N/A N/A 36
Subtotal Sites in Entitlement Process 634
Vacant Sites
A 685-010-005 Regional Retail
P.C.-(3),
P.C.D.
15 of
64.26 10 to 15 14 200
D 694-130-017
Town Center
Neighborhood P.R.-22 8.43 22 20 169
694-130-018
Town Center
Neighborhood P.R.-22 2.52 22 20 50
F 694-510-013
Town Center
Neighborhood P.R.-22 16.32 22 20 326
Subtotal Vacant Sites 745
Total All Vacant Sites 2,071
* Moderate Income Site
** All sites in this Table have been assigned the Housing Overlay District.
Commercial Designated Sites
Sites C and A are proposed on lands currently designated for Planned Commercial. In the case of
Site C, the land is owned by the City, and is currently under contract for development of 240
Memo: Consideration of a recommendation to the City Council to Amend the City’s Housing
Element and Safety Element of the General Plan, Case No. GPA 21-0002
Page 2 of 8
February 1, 2022
affordable housing units for very low and low income households (please see discussion below,
Pending Projects). This site has the HOD overlay, which allows parking reductions and fee waivers
for the development of affordable housing units. Site A is part of a larger holding owned by a
private party. The developer is preparing a Specific Plan which will include a minimum of 200
units affordable to very low and low income households. The Specific Plan, as allowed by State
law, will include site-specific zoning standards to allow the development of these units. The
Specific Plan submittal is expected in 2021-2022.
Small Sites
As described below, Site LL is City-owned, and will be developed for 28 units affordable to very
low and low income households. The City will consolidate the lots when development occurs. In
addition, the map provided below lists a site T. This site has been removed from the inventory,
but consists of 6 vacant lots located on the south side of Fred Waring Drive, directly across from
College of the Desert, and in close proximity to jobs and shopping opportunities on Highway 111.
It is the City’s hope that these lots will be developed for affordable housing units, particularly for
students and their families. However, since the City does not control these lots, they are not
included in Table III-47.
As shown in the Table, approximately 2,071 units could be constructed on lands which are
currently available for multiple family residential development. As several of these sites are
larger, Program 1.F has been provided to encourage the subdivision of these sites to facilitate
multi-family development, even though currently proposed projects for affordable housing in the
City are on sites of 10 to 15 acres. This inventory accommodates land needed for very low, low
and moderate income households, although as described above, moderate income households
can afford market rate rentals in the City currently.
According to the Fair Housing analysis, the City has a low segregation level, no racially or
ethnically concentrated areas of poverty, equal access to opportunity, and no disproportionate
housing needs. The sites identified above will not exacerbate any such conditions.
Pending Affordable Housing Developments
The following affordable projects are either entitled or proposed and anticipated to be built
during the planning period.
Entitled Projects
• The Sands Apartments (Site DD) on Hovley Lane is approved for a total of 388 multi-family
rental units. Of those, 78 are required to be affordable for very low income households
through an approved Development Agreement that requires that the units be deed
restricted. The balance are expected to be market units which will be affordable to
moderate income households based on the analysis provided in Table III-44, which shows
that rental units are affordable to moderate income households.
Memo: Consideration of a recommendation to the City Council to Amend the City’s Housing
Element and Safety Element of the General Plan, Case No. GPA 21-0002
Page 2 of 8
February 1, 2022
• Palm Desert 103 (Site E) will include 21 one and two-bedroom rental units reserved for
moderate income residents required by conditions of approval, which require that the
units be deed restricted. The project will be developed by a private party.
• In May 2020, the City conveyed 14 vacant parcels on Merle Street to the Coachella Valley
Housing Coalition (CVHC) for the development of 14 detached single-family, self-help
ownership homes for very low and low income households. CVHC will deed restrict the
homes when they are developed. The parcels closed escrow in December of 2021, and
construction will start in April of 2022. CVHC will deed restrict 3 homes for very low
income households, and 11 lots for low income households for a period of 45 years. These
lots are shown on the inventory as sites PP and QQ.
Pacific West (Site B) The Successor Agency to the Palm Desert Redevelopment Agency
(SARDA) is under contract for the sale of 10± acres immediately east of the Sherriff’s
station on Gerald Ford Drive, for the development of 269 units affordable to be deed
restricted for very low and low income households. The project was approved by the
Planning Commission in July of 2021. The developer is actively involved in securing
CDLAC/TCAC and other funding, and expects to begin construction in 2023.
Projects Pending Entitlements
Sagecrest Apartments (Site LL) will be rebuilt into a minimum of 28 units for very low
and low income households with the implementation of the Housing Overlay. The
Housing Authority is currently seeking proposals for this project. This Housing Authority
project is located at the corner of Santa Rosa and San Pasqual. The project will require
a Precise Plan approval when the developer is selected. The units will be deed restricted
for very low and low income households, and renters will be required to show proof of
income. The DDA for the project includes a requirement that the units be built by 2024.
1. Pacific West (Site B) The Successor Agency to the Palm Desert Redevelopment Agency
(SARDA) is under contract for the sale of 10± acres immediately east of the Sherriff’s
station on Gerald Ford Drive, for the development of 269 units affordable to be deed
restricted for very low and low income households. The project was approved by the
Planning Commission in July of 2021. The developer is actively involved in securing
CDLAC/TCAC and other funding, and expects to begin construction in 2023.
• Millennium Private site (Site H) will include 66 affordable rental units with 44 to very low
and low income and 22 to moderate, within a 330 unit market rate/moderate income
project on 10 acres. The affordability of the very low, low and moderate income units
have been secured in an approved Development Agreement, and will require deed
Memo: Consideration of a recommendation to the City Council to Amend the City’s Housing
Element and Safety Element of the General Plan, Case No. GPA 21-0002
Page 2 of 8
February 1, 2022
restrictions. The project is proposed by a private housing developer. The project is being
designed, and a Precise Plan application is expected in October of 2021.
• Millennium City site (Site C) The City is currently under contract for the development of
240 units affordable to very low and low income households on 10 acres of land. The units
will be deed restricted. The project will be developed by a private housing developer on
City land. Entitlement applications are expected in 2022, financing will be secured in 2023.
and construction is expected in 2024.
• Arc Village (Site KK) will include 36 affordable rental units, including 32 one-bedroom
units and 4 two-bedroom units, for special needs adults adjacent to the Desert Arc
campus. The project will be developed by a private party. This project will require a
Previse Plan application.
These entitled and pending entitlement projects will result in a total of 716 units affordable to
very low and low income households, and 596 units affordable to moderate income households.
With completion of these projects, the City will need to accommodate an additional 419 units for
very low and low income households, and would have an excess of 135 moderate income units
when all entitled and pending entitlement sites in Table III-47 are developed. Table III-47 also
shows that the City has capacity for 759 units on vacant sites, almost double the 419 needed
during the planning period to complete the RHNA.
Table III-48 provides a list of entitled projects which will be available for market housing, to
accommodate the City’s RHNA for the above moderate income category. These projects include
plans for single family homes, condominiums and townhomes, and apartments. These projects
are in various stages of development. Dolce is under construction. Stone Eagle, Big Horn
Mountains, Big Horn Canyon, and Ponderosa Homes lots are recorded and only single family
building permits are required. In the case of Montage, the project was approved in May, 2021
and is currently proceeding to record the Tract Map and secure grading and building permits. In
the case of University Park, Millennium Apartments, Ponderosa Apartments, Precise Plan
applications are required to allow development. University Park, the Santa Rosa Golf Course, the
Catavina site and Villa Portofino require further subdivision and Precise Plan approvals. The
various stages of development allow for staged development throughout the planning period.
Memo: Consideration of a recommendation to the City Council to Amend the City’s Housing
Element and Safety Element of the General Plan, Case No. GPA 21-0002
Page 2 of 8
February 1, 2022
Table III-48
Vacant Above Moderate Income Sites
Map Key Project Name Remaining
Lots
Projected
Units
1 Stone Eagle 25 25
2 Big Horn Mountains 10 10
3 Big Horn Canyon 31 31
4 University Park – Phase I 1,069 1,069
5 University Park – Phase II 1,291 1,291
6 University Park – Phase III 196 196
7 Millennium Apartments 330 264
8 Former Santa Rosa Golf Course 300 300
9 Former Catavina Site 159 159
11 Villa Portofino – Lot 1 145 145
12 GHA Montage 63 63
13 Ponderosa Homes 99 80
14 Ponderosa Apartments 140 140
15 Dolce 127 127
16 Monterey Ridge 202 202
Total Units 4,187 4,102
The map below provides the location of the sites shown in the inventory tables.
STAFF REPORT
CITY OF PALM DESERT
DEVELOPMENT SERVICES DEPARTMENT
MEETING DATE: January 18, 2022
PREPARED BY: Eric Ceja, Deputy Director of Development Services
Jessica Gonzales, Senior Management Analyst
REQUEST: Consideration of a recommendation to the City Council to adopt
a Mitigated Negative Declaration in accordance with the
California Environmental Quality Act (CEQA), and approval of
General Plan Amendment 21-0002, amending the City’s Housing
Element and Safety Element of the General Plan.
Recommendation
Waive further reading and adopt Planning Commission Resolution No. 2804
recommending to the City Council to adopt a Mitigated Negative Declaration
in accordance with CEQA, and approval of General Plan Amendment (GPA
21-0002), amending the City’s Housing Element and Safety Element of the
General Plan.
Executive Summary
As a required Element of the General Plan, the Housing Element analyzes the existing
housing stock, and existing and future housing needs based on demographic data and
provides strategies to meet the housing needs of the City’s residents. The Housing Element
focuses on affordable housing and housing for special needs populations, including
seniors, disabled persons (including developmental disabilities), large families, single-
parent households, and the homeless. The Goals, Policies, and Programs identified in
this Housing Element will assist the City’s decision-makers in facilitating housing
development and preservation to address the need. The City is complying with the
mandatory update schedule for Housing Elements. This update addresses the 2022-
2029 planning period.
The Safety Element Update addressed changes in the requirements of the law, including
flood hazard, fire hazard mapping, and emergency preparedness. The Safety Element
Update reflects the current fire hazard mapping by CalFire and current FEMA flood
hazard zones. The update also expanded discussion on flood hazard, fire hazard, and
emergency response by referring to the City’s Municipal Code Title 28 Flood Damage
Prevention, the Local Hazard Mitigation Plan adopted by the City in 2017, and
Riverside County Multi-Jurisdictional Local Hazard Mitigation Plan approved by FEMA
and adopted in 2018.
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 2 of 11
It is important to note that neither the Housing Element Update nor the Safety Element
Update will result in any physical development or change in the environment. Both
updates are policy documents, which the City will use in reviewing and implementing
development in the future, as projects are proposed.
Background
State law requires that each City adopt a General Plan to guide land use and development.
Among the seven (7) required “elements” of the General Plan is the Housing Element. The
Housing Element sets forth goals, policies, and programs that address the future housing
needs for all income levels over an eight-year (8) planning period, which coincides with the
Regional Housing Needs Assessment (RHNA) projection period. The RHNA is mandated by
State Housing Law as part of the periodic process of updating local housing elements of the
General Plan. RHNA quantifies the need for housing within each jurisdiction during
specified planning periods.
The City is required by state law to update its Housing Element every eight (8) years to
coincide with the approved RHNA. Housing Element planning periods are sometimes
referred to as “cycles.” The City’s existing Housing Element covers the planning period
extending from 2013-2021, which is referred to as the “Fifth Housing Element Cycle” in
reference to the five (5) required updates that have occurred since the comprehensive
revision to the State Housing Element law in 1980. Every city and county in the Southern
California Association of Government (SCAG) region is required to prepare a Housing
Element update for the sixth planning cycle, which spans the 2021-2029 period (October
15, 2021 - October 15, 2029).
When updating the Housing Element, the City must also review the Safety Element of the
General Plan and update accordingly. The purpose of the Safety Element review and
update is to confirm that potential housing sites are developable and that there are minimal
obstacles to developing these sites.
The following provides a general timeline describing major milestones in preparing the City
of Palm Desert Draft 2021-2029 Housing Element Update:
• January 6, 2021: Public Meeting, Housing Commission Workshop No. 1, via Zoom on the
2021 Housing Element framework, process, and proposed updates.
• January 21, 2021: Community Workshop No. 2, via Zoom on the 2021 Housing Element
framework, process, and proposed updates.
• February 8, 2021: First draft Housing Element available for Public Review.
• March 25, 2021: City Council Study Session, via Zoom on the 2021 Housing Element
framework, process, and proposed updates.
• April 8, 2021: First Draft submitted to State Housing and Community Development (HCD).
• May 15, 2021: First draft Housing Element with revisions was transmitted to State Housing
and Community Development (HCD) for a 60-day review.
• May 11, 2021: City staff met with HCD staff to receive preliminary verbal comments on the
draft document.
• June 7, 2021: The City received a written letter from HCD (Attachment 2) finding that while
the First draft Housing Element addresses many statutory requirements, revisions will be
necessary to comply with State Housing Element Law.
• July 2, 2021: In compliance with Senate Bill SB 18 notification requirements (Tribal
Consultation), City staff mailed a project description to local tribes identified by the Native
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 3 of 11
American Heritage Commission (NAHC). No requests for consultation were received; ACBCI
commented that they had no concerns during the requisite 90-day response period for this
notification.
• July through August 2021: City staff and consultant revised the First draft Housing Element
in response to HCD’s comments.
• September 2, 2021: Joint City Council and Planning Commission Study Session, via Zoom
on the revisions and posted the Second draft Housing Element on the City website for public
review and comment during September 10, 2021, through September 24, 2021.
• September 27, 2021: 2nd Draft Housing Element was transmitted to HCD for a 60-day
review. HCD’s deadline to respond was November 24, 2021.
• June through November 2021: Staff and consultant prepared the revisions to the Safety
Element.
• November 15, 2021: City submitted the Safety Element to the California Department of
Conservation and California Board of Forestry and Fire Protection. No comments were
received from the former, and the latter approved the Safety Element Update on December
10, 2021.
• A courtesy letter was sent to all property owners for the properties listed on Table 2 (see
below) on November 1, 2021, and again on January 12, 2022.
Subsequent to the Planning Commission meeting, a public hearing will be scheduled with
the City Council to review the Commission’s recommendation and consider the adoption of
the Housing and Safety Element updates.
City of Palm Desert Draft 2021-2029 Housing Element Content
State law (California Government Code Sec. 65583 et seq) sets forth extensive
requirements for Housing Elements and related land use regulations related to housing. The
Draft 2021-2029 Housing Element (Attachment 3) is similar in format to the City’s current
Housing Element and includes the following components:
• An introduction providing background information and context for the Housing
Element.
• An analysis of the City's demographic and housing characteristics, trends, and
special needs.
• An evaluation of resources and opportunities available to address housing issues.
• A review of potential market, governmental, and environmental constraints to
meeting housing needs.
• The Housing Plan, including policies and programs for the 2021-2029 planning
period.
• A review of accomplishments during the previous planning period.
• An inventory of the potential sites for housing development.
• A summary of opportunities for public participation during the preparation and
adoption of the Housing Element.
The most important part of the Housing Element is the Housing Plan as it describes the
City’s policies, programs, and objectives for the 2021-2029 planning period. Housing
programs have been updated to reflect current circumstances and include commitments for
specific actions over the next eight (8) years. While most programs reflect a continuation of
existing City policy, some recent changes in state housing law will require the City to amend
local regulations to conform to current law.
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 4 of 11
Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is mandated by state law to quantify the
need for housing throughout the state. This informs the local planning process to address
existing and future housing needs resulting from projected state-wide growth in population,
employment, and households. The Housing Element Update must address the housing
needs identified by the RHNA prepared and adopted by the Southern California Association
of Governments (SCAG) for the City of Palm Desert. As the Council of Governments (or
regional planning agency), SCAG is responsible for overseeing the RHNA process for the
Southern California region encompassing six (6) counties (Imperial, Los Angeles, Orange,
Riverside, San Bernardino, and Ventura) and 191 cities in an area covering more than
38,000 square miles. In March 2021, SCAG adopted RHNA allocations for each county and
the 191 cities under their region. Based on RHNA projections, the City of Palm Desert was
assigned a total of 2,790 new housing units, which is further distributed into the following
four (4) income categories (Table 1):
Table 1
6th Cycle RHNA by Income Category for Palm Desert
Very Low Low Moderate Above
Moderate Total
675 460 461 1,194 2,790
While the City’s draft Housing Element for 2021-2029 identifies adequate sites (refer to the
discussion under “Sites Inventory”) to fulfill the needs established by RHNA, construction of
new housing units will depend upon the private market, including a landowner’s desire to
develop their land, private financing, developer interest, and overall market demand. In
addition, public housing subsidies, which can assist in promoting housing development, are
not necessarily consistent or accessible and will depend upon the availability of various
government funds—local, county, state, and federal. The responsibility of the City is to
encourage the construction of affordable housing by identifying adequate sites suitable for
residential development to meet RHNA obligations, providing policies and programs that
promote the development of a variety of housing types, and providing assistance to
developers by facilitating the review and approval of development permits.
Sites Inventory
The City must demonstrate in its Housing Element the ability to meet the assigned housing
needs through the provision of sites suitable for residential development. To meet the
assigned housing needs, the Housing Element identifies sites (Page 88 of the Draft Housing
Element) that may be suitable for residential development, including vacant sites throughout
the community. The analysis demonstrates that the City has adequate capacity to
accommodate the RHNA for the 2021-2029 planning period and that rezoning of the
property to accommodate RHNA is not necessary.
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 5 of 11
Under current law, cities are not penalized if actual housing production does not achieve the
RHNA allocation; however, cities may be required to streamline the approval process for
qualifying housing developments that meet specific standards (such as affordability and
prevailing wage labor requirements) if housing production falls short of the RHNA allocation.
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 6 of 11
However, one of the objectives of the Housing Element update is to ensure adequate
property is available for the RHNA projection, which the City can demonstrate with the table
above.
Key Challenges of the 6th Cycle
Several new requirements for the 6th Cycle Housing Elements make it challenging for cities
to identify sites to accommodate their required RHNA allocations. The key changes are:
• Higher allocations: There is a higher total regional housing need. HCD’s
identification of the region’s total housing needs has changed to account for unmet
existing needs, rather than only projected housing needs. Under changes to state
law HCD must now consider:
o Overcrowded households.
o Cost-burdened households (those paying more than 30 percent of their
income for housing).
o A target vacancy rate for a healthy housing market (with a minimum of five (5)
percent).
• Affirmatively Furthering Fair Housing (AFFH): Local Housing Elements must
affirmatively further fair housing. AFFH means taking meaningful actions, in addition
to combating discrimination, that overcomes patterns of segregation and fosters
inclusive communities free from barriers that restrict access to opportunity based on
protected characteristics. According to HCD, achieving this objective includes
preventing segregation and poverty concentration as well as increasing access to
areas of opportunity. HCD has mapped Opportunity Areas and has developed
guidance for jurisdictions about how to address affirmatively furthering fair housing in
Housing Elements.
• Limits on Sites: Identifying Housing Element sites for affordable units will be more
challenging. There are new limits on the extent to which jurisdictions can reuse sites
included in previous Housing Elements and increased scrutiny of small, large, and
non-vacant sites when these sites are proposed to accommodate units for very low-
and low-income households.
• Safety Element: State law requires that the Safety Element of the General Plan be
updated concurrently with the Housing Element. The Safety Element must address
new requirements related to wildfire risk, evacuation routes, and climate adaptation
and resilience in an integrated manner.
As prepared and in consultation with HCD, staff believes that the City’s Housing Element
and Safety Element updates address each of these concerns with minimal impact on the
City’s ability to adopt updates for both Elements.
Penalties for Noncompliance
Jurisdictions face a number of consequences for not having a “certified” Housing Element.
Under legislation enacted in recent years, if a city does not comply with state housing law, it
can be sued–by individuals, developers, third parties, or the State. In addition to facing
significant fines, a court may limit local land use decision-making authority until the jurisdiction
brings its Housing Element into compliance. Additionally, local governments may lose the
right to deny certain housing projects.
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 7 of 11
Conversely, an HCD-certified Housing Element makes cities eligible for numerous sources
of funding, such as Local Housing Allocations, Affordable Housing and Sustainable
Communities Grants, SB 1 Planning Grants, CalHOME Program Grants, Infill Infrastructure
Grants, Pro-Housing Design funding, Local Housing Trust Funds, and Regional
Transportation Funds.
Safety Element
As required by state law, the Safety Element identifies forces of nature and events resulting
from human action that has the potential to cause harm to life and property in the City. The
Safety Element Update addressed changes in the requirements of the law, including flood
hazard, fire hazard mapping, and emergency preparedness (Attachment 4). The Safety
Element Update reflects the current fire hazard mapping by CalFire and current FEMA flood
hazard zones. The update also expanded discussion on flood hazard, fire hazard, and
emergency response by referring to the City’s Municipal Code Title 28 Flood Damage
Prevention, the Local Hazard Mitigation Plan adopted by the City in 2017, and Riverside
County Multi-Jurisdictional Local Hazard Mitigation Plan approved by FEMA and adopted in
2018.
HCD Review
An important difference between the Housing Element and other elements of the General
Plan is the extent of state oversight. The state legislature has declared an adequate supply
of housing to be a matter of statewide importance and has delegated authority to HCD to
review city Housing Elements and issue opinions regarding their compliance with state law.
A finding of Housing Element compliance by HCD is referred to as “certification” of the
Housing Element.
On November 24, 2021, HCD issued a letter (Attachment 5) finding that while the draft
Housing Element addresses many statutory requirements, revisions will be necessary to
comply with State Housing Element Law. Based on HCD’s comments, staff has prepared a
proposed revisions to the Housing Element (Attachment 6). The Summary of HCD
Comments and City Responses (Attachment 5 and 6) summarizes HCD’s comments and
how the element has been revised to address each comment. While many of the comments
requested additional information and analysis, the structure of the element remains the
same. The proposed revisions were submitted to HCD for informal review on January 4.
Staff is coordinating with HCD to expedite their review, and will provide a verbal update at
the hearing.
State law requires the City Council to consider HCD’s comments and make appropriate
findings as part of the Housing Element adoption process. Following City Council adoption,
the Housing Element must be submitted for HCD review. HCD then will issue its opinion as to
whether the adopted Housing Element complies with state housing law. HCD has 90 days to
complete its review of the adopted Housing Element and to certify it or provide additional
comments.
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 8 of 11
General Compliance
The proposed 2021-2029 General Plan Housing Element Update is internally consistent
with the goals, objectives, and policies contained in the other Elements of the City of Palm
Desert General Plan. The Housing Element Update facilitates the provision of housing for all
income categories needed to serve existing and future residents of the community.
Analysis
The Housing Element is a planning 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, identify
adequate sites for housing development to meet the City’s RHNA obligation, and do not
impose constraints on housing. It does not require that the City build the units.
The 2021-2029 Housing and Safety Element would not result in any direct or indirect physical
changes to the environment. The Housing and Safety Element Update are strictly policy
documents and do not provide entitlements to any specific land use projects. The Housing
Element Update does not make any changes to the General Plan land use map and would
not modify any land-use designations, allowed densities, or land use intensities established
by the General Plan.
Public Input
Public Notification:
A notice of public hearing describing the project, date, time, and location of the hearing was
published in The Desert Sun on January 8, 2022, at least 10 days prior to the hearing date
(Attachment 7). A notice was also posted at City Hall and made available on the City’s
website. A courtesy letter was sent to all property owners for the properties listed on Table 2
above of the Housing Element on November 1, 2021, and again on January 12, 2022
(Attachment 8).
Public Comments:
All the written correspondence received will be provided to the Planning Commission as an
attachment to the staff report (Attachment 10).
Environmental Review
According to the CEQA, staff must determine whether a proposed activity is a project
subject to CEQA. If the project is subject to CEQA, staff must conduct a preliminary
assessment of the project to determine whether the project is exempt from CEQA review. If
a project is not exempt, further environmental review is necessary. Further review from a
non-exempt project would result in a Negative Declaration of Environmental Impact, a
Mitigated Negative Declaration, or an Environmental Impact Report (EIR). Generally, an
EIR must be prepared if a project may have a significant impact on the environment.
January 18, 2022 – Staff Report
Case Nos. GPA 21-0002 Housing Element and Safety Element Update
Page 9 of 11
The Deputy Director of Development Services Department (“Deputy Director”) reviewed this
project under the requirements of the CEQA. The Deputy 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 (Attachment 9). The Initial Study is attached to this
staff report. The environmental impact of constructing specific projects will be assessed on
a case-by-case basis as those projects are proposed.
Findings of Approval
The proposed 2021-2029 Housing and Safety Elements Updates are internally consistent
with the goals, objectives, and policies contained in the other Elements of the City of Palm
Desert General Plan.
Findings can be made in support of the project and in accordance with the City’s Municipal Code.
Findings in support of this project are contained in Planning Commission Resolution No. 2804
attached to this staff report, recommending that the City Council approve General Plan
Amendment GPA 21-02 updating the Housing and Safety Element. City staff will then
transmit the adopted Housing Element Update for review and final certification by HCD.
LEGAL REVIEW DEPT. REVIEW FINANCIAL
REVIEW
ASSISTANT CITY
MANAGER
N/A
Robert W. Hargreaves
City Attorney
Martin Alvarez
Martin Alvarez, Director of
Development Services
N/A
Janet Moore
Director of Finance
N/A
Andy Firestine
Assistant City Manager
City Manager: L. Todd Hileman: N/A
APPLICANT: City of Palm Desert
ATTACHMENTS: 1. Draft Planning Commission Resolution No. 2804
2. HCD Letter June 7, 2021
3. 2nd DRAFT 2021-2029 Housing Element
4. DRAFT Safety Element
5. HCD Letter November 24, 2021
6. Proposed Revisions submitted to HCD January 4, 2022
7. Public Hearing Notice
8. Notice to Property Owners
9. Negative Declaration
PLANNING COMMISSION RESOLUTION NO. 2804
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF PALM
DESERT, CALIFORNIA, RECOMMENDING TO THE CITY COUNCIL TO
APPROVE THE ADOPTION OF A NEGATIVE DECLARATION OF
ENVIRONMENTAL IPMACT AND ADOPTION OF AMENDMENTS TO THE
GENERAL PLAN HOUSING ELEMENT AND SAFETY ELEMENT
CASE NO: GPA 21-0002
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on the
18th day of January 2022, hold a duly noticed public hearing to consider the request by the City
of Palm Desert for approval of the above noted; 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. 209-41 the Deputy Director of Development Services found that the Housing Element and
Safety Element amendments are a “project” as defined by CEQA. As a result, the City
completed an Initial Study. The Initial Study found that the Housing Element and Safety
Element will have no impact on the Environment and a Negative Declaration is proposed.
WHEREAS, at the said public hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons desiring to be heard, said Planning
Commission did find the following facts and reasons to exist to justify the recommendation to
the City Council of said request:
FINDINGS OF APPROVAL
1. The proposed Housing Element Update is in the public interest and there will be a
community benefit, insofar as the proposed Housing Element facilitates the
development of housing for all residents of Palm Desert. Development of housing
for residents of all income levels will also reduce the vehicle miles traveled in the
City, which will improve the regional air quality and reduce wear and tear on public
streets and infrastructure, all of which is in the public interest.
2. The proposed Housing Element Update is consistent with the goals and policies
of the General Plan, insofar as it is consistent with the other elements of the
General Plan and implements policies and programs directly relating to residential
land uses.
3. The proposed Housing Element Update does not conflict with provisions of the
Zoning Ordinance, and the Zoning Ordinance is being updated to comply with state
law.
2
PLANNING COMMISSION RESOLUTION NO. 2804
G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2022\1-18-22\Eric
& Jessica\Attachment 1 - PC Resolution - Housing & Safety Element.docx
NOW, THEREFORE, BE IT RESOLVED BY THE PLANNING COMMISSION OF THE
CITY OF PALM DESERT, CALIFORNIA, 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 does hereby recommend approval of General Plan
Amendment 21-0002 as proposed.
PASSED, APPROVED, AND ADOPTED by the Planning Commission of the City of
Palm Desert, California, at its regular meeting held on the 18th day of January 2022, by the
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
JOHN GREENWOOD, CHAIRPERSON
ATTEST:
__________________________________
MARTIN ALVAREZ, SECRETARY
PALM DESERT PLANNING COMMISSION
3
PLANNING COMMISSION RESOLUTION NO. 2804
G:\Planning\Monica OReilly\Planning Commission\Staff Reports\2022\1-18-22\Eric
& Jessica\Attachment 1 - PC Resolution - Housing & Safety Element.docx
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 Deputy Director of the Department of Development Services, 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.
______________________________________ _____________________
ERIC CEJA DATE
DEPUTY DIRECTOR OF DEVELOPMENT SERVICES
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
June 7, 2021
Eric Ceja
Deputy Development Service Director
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Dear Eric Ceja:
RE: Review of Palm Deserts 6th Cycle (2021-2029) Draft Housing Element
Thank you for submitting the City of Palm Desert’s (City) draft housing element received
for review on April 8, 2021 along with revisions on May 24, 2021. Pursuant to
Government Code section 65585, subdivision (b), the California Department of Housing
and Community Development (HCD) is reporting the results of its review. Our review
was facilitated by telephone conversations on May 7 and May 11, 2021 with Nicole
Criste, the City’s Consultant; Jessica Gonzalez, Senior Management Analyst; and Eric
Ceja, Principal Planner.
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).
In particular, to comply with State Housing Element Law, the element must provide a
complete site inventory as well as provide a full analysis addressing the required
components for Affirmatively Furthering Fair Housing (AFFH), among other items.
The enclosed Appendix describes revisions needed to comply with State Housing
Element Law.
To remain on an eight-year planning cycle, the City must adopt its housing element
within 120 calendar days from the statutory due date of October 15, 2021 for Southern
California Association of Governments (SCAG) localities. If adopted after this date,
Government Code section 65588, subdivision (e)(4), requires the housing element be
revised every four years until adopting at least two consecutive revisions by the
statutory deadline. For more information on housing element adoption requirements,
please visit HCD’s website at: http://www.hcd.ca.gov/community-development/housing-
element/housing-element- memos/docs/sb375_final100413.pdf.
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City should continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
***.hcd.ca.gov
Eric Ceja, Deputy Development Service Director
Page 2
available and considering and incorporating comments where appropriate. This is
particularly important since past participation efforts resulted in many meaningful
comments that do not appear to be incorporated in the element.
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s
Affordable Housing and Sustainable Communities programs; and HCD’s Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City will meet housing element requirements for these and other funding
sources.
HCD appreciates the hard work and effort Eric Ceja, Principal Planner; Jessica
Gonzalez; Senior Management Analyst, and Nicole Criste, consultant provided during
the course of our review. We are committed to assisting the City in addressing all
statutory requirements of State Housing Element Law. If you have any questions or
need additional technical assistance, please contact Edgar Camero, of our staff, at
edgar.camero@hcd.ca.gov.
Sincerely,
Shannan West
Land Use & Planning Unit Chief
Enclosure
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 1
June 7, 2021
APPENDIX
CITY OF PALM DESERT
The following changes are necessary to bring the City’s housing element into compliance with
Article 10.6 of the Government Code. Accompanying each recommended change, we cite the
supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at
**********.hcd.ca.gov/community-development/housing-element/housing-element-
memos.shtml. Among other resources, the housing element section contains HCD’s latest
technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks),
available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and
includes the Government Code addressing State Housing Element Law and other resources.
A. Housing Needs, Resources, and Constraints
1. An analysis and documentation of household characteristics, including level of
payment compared to ability to pay, housing characteristics, including overcrowding,
and housing stock condition. (Gov. Code, § 65583, subd. (a)(2))
Condition of Housing Stock (pg. III-24): The element identifies the age of the
housing stock and uses census data to identify housing units lacking complete
facilities. However, this data is insufficient to estimate the number of units in need of
rehabilitation and replacement. The analysis could supplement this information
with estimates from a recent windshield survey or sampling, estimates from the
code enforcement agency, or information from knowledgeable builders/developers,
including non-profit housing developers or organizations.
2. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing
with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair
housing in the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A))
The element includes the Assessment of Fair Housing (AFH) that was prepared in
2017; however, additional information is necessary to address the requisite
affirmatively furthering fair housing analysis requirement, including local contributing
factors to the fair housing issues and develop strong programs and strategies to
address the identified fair housing issues.as follows:
Fair Housing Enforcement and Outreach: The element must include the City’s ability
to provide enforcement and outreach capacity which can consist of actions such as
the City’s ability to investigate complaints, obtain remedies, or the City’s ability to
engage in fair housing testing. The element currently states the number of housing
discrimination complaints in Palm Desert filed between the years 2007-2016 but
must be updated to include the most recent data and analyze the data for any
patterns or trend by community area or census tract and include additional local
knowledge, relevant factors, and a conclusion of summary of issues. In addition, the
element states that the City works with the Fair Housing Council of Riverside County
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 2
June 7, 2021
(FHCRC) to provide anti-discrimination services; landlord-tenant mediation; fair
housing training and technical assistance; enforcement of housing rights;
administrative hearing; home buyer workshop; lead-based paint programs; and
other housing related services for City residents. However, the analysis must also
describe compliance with existing fair housing laws and regulations and include
information on fair housing outreach capacity.
Racial/Ethnic Areas of Concentration of Poverty: The element includes information
relative to Racially and Ethnically Concentrated Areas of Poverty (R/ECAP), but the
analysis must be complemented by quantitative evidence for the local and regional
comparison. In addition, the City should also analyze the racial concentrations as it
relates to areas of affluence if the City does not have areas of concentrated poverty.
The combination in the R/ECAP and areas of affluence analyses will help guide
goals and actions to address fair housing issues. The analysis should evaluate the
patterns and changes over time and consider other relevant factors, such as public
participation, past policies, practices, and investments and demographic trends.
Access to Opportunity: The element provides qualitative information (pg. III-33) on
the access to opportunity but must include quantitative evidence to support such
statements. A complete analysis should include the locally and regional disparities
of the educational, environmental, and economic scores through local, federal,
and/or state data. The element makes references to tables and maps however,
none of these tables or maps are provided in the element. Please refer to page 35 of
the AFFH guidebook (link: https://www.hcd.ca.gov/community-
development/affh/index.shtml#guidance) for specific factors that should be
considered when analyzing access to opportunities as it pertains to educational,
employment, environmental, transportation, and any factors that are unique to Palm
Desert.
Integration and Segregation: The element includes some data on integration and
segregation (pg. III-32) at the regional and local level; however, the comparison of
segregation levels at the regional and local level must be complemented by data to
support statements such as “[segregation] has remained in the low level category”
and “the City has a low segregation level….compared to a moderate level
segregation level for the bi-county”. The element must also analyze segregation and
integration of familial status, income, and persons with disabilities locally and
regionally complemented by data and concluding with a summary of issues.
Disproportionate housing needs and Displacement Risk: The element does include
data on overcrowded households, substandard housing conditions, and cost
burdened households, but it must also analyze the data including looking at trends,
patterns, and other local knowledge, and conclude with a summary of issues.
Site Inventory: The element includes a map of the site inventory and states that the
proposed sites to meet lower-income regional housing needs allocation (RHNA) are
geographically distributed which results in these sites affirmatively furthering fair
housing (pg. III-33). However, the accompanying analysis shall also be reflective of
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 3
June 7, 2021
housing development at all income-levels and evaluate the sites relative to socio-
economic patterns. The site inventory analysis should address how the sites are
identified to improve conditions (or if sites exacerbate conditions, how a program
can mitigate the impact), whether the sites are isolated by income group and should
be supported by local data and knowledge.
Contributing Factors: The element must list and prioritize contributing factors to fair
housing issues. Contributing factors create, contribute to, perpetuate, or increase
the severity of fair housing issues and are fundamental to adequate goals and
actions. Examples include community opposition to affordable housing, housing
discrimination, land use and zoning laws, lack of regional cooperation, location and
type or lack of affordable housing and lack of public or private investment in areas of
opportunity or affordable housing choices. The analysis shall result in strategic
approaches to inform and connect goals and actions to mitigate contributing factors
to affordable housing.
Goals, Priorities, Metrics, and Milestones: Goals and actions must significantly seek
to overcome contributing factors to fair housing issues. Currently, the element
identifies program(s) to encourage and promote affordable housing; however, most
of these programs do not appear to facilitate any meaningful change nor address
affirmatively furthering fair housing requirements. Furthermore, the element must
include metrics and milestones for evaluating progress on programs, actions, and
fair housing results.
Given that most of the City is considered a high and highest resource community,
the element could focus on programs that enhance housing mobility and encourage
development of more housing choices and affordable housing. Programs also need
to be based on identified contributing factors, be significant and meaningful. The
element must add, and revise programs based on a complete analysis and listing
and prioritization of contributing factors to fair housing issues. Furthermore, the
element must include metrics and milestones for evaluating progress on programs,
actions, and fair housing results. For more information, please see HCD’s guidance
at https://www.hcd.ca.gov/community-development/affh/index.shtml.
3. An inventory of land suitable and available for residential development, including
vacant sites and sites having realistic and demonstrated potential for redevelopment
during the planning period to meet the locality’s housing need for a designated
income level, and an analysis of the relationship of zoning and public facilities and
services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
The City has a regional housing need allocation (RHNA) of 2,790 housing units, of
which 1,135 are for lower-income households. To address this need, the element
relies on pending projects and vacant sites. To demonstrate the adequacy of these
sites and strategies to accommodate the City’s RHNA, the element must include
complete analyses:
Progress in Meeting the RHNA: The element indicates that 92 units affordable to
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 4
June 7, 2021
lower-income households have been built or are under construction or entitled, but
the element provides no information documenting how affordability of the units was
determined. As you know, the City’s RHNA may be reduced by the number of new
units built or entitled since June 30, 2021; however, the element must describe the
City’s methodology for assigning these units to the various income groups based
on actual or proposed sales price or rent level of the units and demonstrate their
availability in the planning period.
Pending Projects: The element identifies several proposed projects in the pipeline
which the City expects to be built with housing affordable to low- and very low-income
households (Sites LL-KK). However, the element is unclear whether projects have
submitted applications for these sites, and what approvals remain necessary,
expecting timelines for completion of the entitlement process, and demonstrate their
availability in the planning period. In addition, the element must also describe the
City’s methodology for assigning these units to the various income groups based on
actual or proposed sales price or rent level of the units.
In addition, Table III-48 includes a number of projects/sites that have been entitled
for single family homes, condominiums, and townhomes affordable to above
moderate-income households. However, it is unclear from the element if these
“projects” are specific plans which require further approvals or actual entitled
projects pending building permits. The element should clarify any additional
approvals necessary prior to construction, and estimated buildout timelines to
demonstrate availability of these units in the planning period. For example, the
University Park project seems to have multiple phases. The element should identify
if units for University Park are approved or pending; describe the status of the
project, including any necessary approvals or steps prior to development;
development agreements; and conditions or requirements such as phasing or
timing requirements that impact development in the planning period.
Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b),
the City must utilize standards, forms, and definitions adopted by HCD when
preparing the sites inventory (for all income-levels). For example, sites to be
consolidated should be listed by individual parcel numbers. Sites to be
consolidated can then be indicated using the consolidated sites column. Please
see HCD’s housing element webpage at https://www.hcd.ca.gov/community-
development/housing-element/index.shtml for a copy of the form and instructions.
The City can reach out to HCD at sitesinventory@hcd.ca.gov for technical
assistance. Please note, upon adoption of the housing element, the City must
submit an electronic version of the sites inventory with its adopted housing element
to sitesinventory@hcd.ca.gov.
Zoning for Lower-Income Households: Pursuant to Government Code section 65583.2,
subdivision (c)(3)(A) and (B), the element must identify sites with zoning and densities
appropriate to encourage and facilitate the development of housing for lower-income
households based on factors such as market demand, financial feasibility and
development experience within zones. For communities with densities that meet
specific standards (at least 30 units per acre for Palm Desert), this analysis is not
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 5
June 7, 2021
required (Gov. Code, § 65583.2, subd. (c)(3)(B)). Based on Table III-47, it appears the
City is relying on sites with densities ranging from 10-22 units per acre to
accommodate the remaining need for lower-income. The element must include a
complete analysis to demonstrate how this zoning encourages the development of
units affordable for lower-income households.
Realistic Capacity: The element estimates that vacant sites will be built out using
an estimate of 80 percent of the allowable density but does not describe the
methodology for that determination. The element must describe the methodology
for determining capacity based on the land use controls and site improvements,
typical densities of existing or approved residential developments at a similar
affordability level in that jurisdiction, and on the current or planned availability and
accessibility of sufficient water, sewer, and dry utilities. For sites zoned for
nonresidential uses (e.g., commercial and mixed-use zones), the element must
describe how the estimated number of residential units for each site was
determined. To demonstrate the likelihood for residential development in
nonresidential zones, the element could describe any performance standards
mandating a specified portion of residential and any factors increasing the potential
for residential development such as incentives for residential use, and residential
development trends in the same nonresidential zoning districts. For additional
information, see the Building Blocks at http://www.hcd.ca.gov/community-
development/building-blocks/site-inventory-analysis/analysis-of-sites-and-
zoning.shtml#analysis.
Large Sites: Table III-47 includes two sites larger than 10 acres (Map Key D and F)
and states that larger sites are not constrained from development due two proposed
projects being developed; however, those sites are being developed with a mix of
market and lower-income housing. In order to demonstrate that these sites can
accommodate the lower-income need, the element must demonstrate that sites of
equivalent size were successfully developed during the prior planning period for an
equivalent number of lower-income housing units as projected for the site or unless
the housing element describes other evidence to HCD that the site is adequate to
accommodate lower- income housing (Gov. Code, § 65583.2, subd. (c)(2)(A).). For
example, the element could estimate the same proportion of lower-income housing
similar to entitled and approved projects could be accommodated on Sites D and F.
For additional information, see the Building Blocks at
**********.hcd.ca.gov/community-development/building-blocks/site-inventory-
analysis/analysis-of-sites-and-zoning.shtml#analysis.
Small Sites: The element identifies two sites (Map Key BB and CC) at less than a
half-acre and includes several sites that appear to require consolidation. Sites
smaller than an half-acre in size are deemed inadequate to accommodate housing
for lower-income housing unless it is demonstrated that sites of equivalent size were
successfully developed during the prior planning period for an equivalent number of
lower-income housing units as projected for the site or unless the housing element
describes other evidence to HCD that the site is adequate to accommodate lower-
income housing (Gov. Code, § 65583.2, subd. (c)(2)(A).). As the element appears to
rely on consolidated small sites to accommodate the RHNA for lower-income
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 6
June 7, 2021
households, it should also provide analysis demonstrating the potential for
consolidation. For example, the analysis could describe the City’s role or track
record in facilitating small-lot consolidation, policies or incentives offered or
proposed to encourage and facilitate lot consolidation, conditions rendering parcels
suitable and ready for lot consolidation, or information from the owners of each
aggregated site.
Zoning for a Variety of Housing Types: The element must demonstrate zoning for a
variety of housing types, as follows:
Emergency Shelters: The element describes a zone to permit emergency shelters
without discretionary action and describes the capacity to accommodate the need
for emergency shelters. The City must ensure that the zoning adheres to the new
parking requirement standards per AB 139 (Chapter 335, Statutes of 2019). AB
139 requires that the zone for emergency shelter allows for sufficient parking for
the staff of the emergency shelter. The element must include programs as
appropriate based on the outcomes of this analysis.
4. An analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the types of
housing identified in paragraph (1) of subdivision (c), and for persons with disabilities
as identified in the analysis pursuant to paragraph (7), including land use controls,
building codes and their enforcement, site improvements, fees and other exactions
required of developers, local processing and permit procedures, and any locally
adopted ordinances that directly impact the cost and supply of residential
development. The analysis shall also demonstrate local efforts to remove
governmental constraints that hinder the locality from meeting its share of the
regional housing need in accordance with Section 65584 and from meeting the need
for housing for persons with disabilities, supportive housing, transitional housing,
and emergency shelters identified pursuant to paragraph (7). (Gov. Code, § 65583,
subd. (a)(5).)
Local Processing and Permit Procedures: The element provides a general overview
of the City’s processing and permit procedures and states that that all multifamily
must requires a precise plan for multifamily projects. In addition, the element states
the Architectural Review Commission review is required for all projects. The element
must describe and analyze the precise plan and architectural review requirements
including approval procedures and decision-making criteria for their impact as
potential constraints on housing supply and affordability. For example, the analysis
could describe required findings and discuss whether objective standards and
guidelines improve development certainty and mitigate cost impacts. It could also
provide examples of recent timeframes for recent projects that have been approved
by the City. The element must demonstrate this process is not a constraint and
include a program to address this permitting requirement, as appropriate.
Fees and Exactions: While the element includes many fees typically charged to a
multifamily and single-family project, it does not consider all planning required for a
project. For example, the element describes that a precise plan is required for
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 7
June 7, 2021
multifamily development, but Table III-21 does not include the fee charged for
processing the precise plan nor consider the cost associated with architectural
review. Table III-21 should describe and analyze all fees charged to a typical project.
The element could use recent examples of projects to help support this analysis.
5. An analysis of potential and actual nongovernmental constraints upon the
maintenance, improvement, or development of housing for all income levels,
including the availability of financing, the price of land, the cost of construction, the
requests to develop housing at densities below those anticipated in the analysis
required by subdivision (c) of Government Code section 65583.2, and the length of
time between receiving approval for a housing development and submittal of an
application for building permits for that housing development that hinder the
construction of a locality’s share of the regional housing need in accordance with
Government Code section 65584. The analysis shall also demonstrate local efforts
to remove nongovernmental constraints that create a gap between the locality’s
planning for the development of housing for all income levels and the construction of
that housing. (Gov. Code, § 65583, subd. (a)(6).)
Nongovernmental Constraints: The element contains information on
nongovernmental constraints such as land and construction costs; the availability of
financing; economic constraints; and requests to develop at densities below the
density identified in the sites inventory (pg. III-50). However, the element must also
include analysis regarding local efforts to address non-governmental constraints
that create a gap in the jurisdiction’s ability to meet RHNA by income category.
B. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period,
each with a timeline for implementation, which may recognize that certain programs
are ongoing, such that there will be beneficial impacts of the programs within the
planning period, that the local government is undertaking or intends to undertake to
implement the policies and achieve the goals and objectives of the housing element
through the administration of land use and development controls, the provision of
regulatory concessions and incentives, and the utilization of appropriate federal and
state financing and subsidy programs when available. The program shall include an
identification of the agencies and officials responsible for the implementation of the
various actions. (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583,
subdivision (c)(1-6), and to facilitate implementation, all programs should be revised
to include: (1) a description of the City’s specific role in implementation including
meaningful actions the city will take to achieve the identified goals, policies, and
program objectives; (2) definitive implementation timelines (e.g., December 31, 2021);
(3) objectives, quantified where appropriate; and (4) identification of responsible
agencies and officials (e.g., Planning Assistant, Community Development, etc.). In
addition, the following programs required additional revisions.
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 8
June 7, 2021
Program 1.E: The program should be revised to state how the City plans on
maintaining inventory of the sites proposed in the site inventory for the PR-20 and
R-3 zones. For example, the program could include a commitment to post the
inventory on its website, or as projects are submitted perform the calculations
outlined in HCD’s No Net Loss Memorandum which can be found
***********.hcd.ca.gov/community-development/housing-element/housing-element-
memos/docs/SB-166-final.pdf. The efforts shall be proactive and must include a
timeline to monitor the progress of the sites and whether they are being built at the
given densities.
Program 3.D: The program states that the City will “strive to maintain ownership
and/or long-term affordability” of the rental housing units but shall indicate what
striving for looks like for this goal. The City can describe the system that is in place,
if such system exists. If not, the City must describe what action will help them
achieve this goal.
Program 3.E: The program should state how the City plans on coordinating
between affordable housing developers and social services agencies to ensure there
is a system to integrate that successfully will integrate such social services
resources to new housing.
Program 4.A: The program currently has a list of areas it has brochures and flyers.
However, this narrative must be moved to the program description and shall
consider ways it plans to be inclusive to all community members.
Program 4.B: The program says that it will work with agencies in the housing of
disabled residents. However, the program must specify the capacity to which the
City plans to work with the agencies because it is unclear if the City is working
collaboratively with the agencies to provide trainings, if the agencies are providing
the trainings, or if the City is facilitating the trainings.
2. Identify actions that will be taken to make sites available during the planning period
with appropriate zoning and development standards and with services and facilities
to accommodate that portion of the city’s or county’s share of the regional housing
need for each income level that could not be accommodated on sites identified in the
inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning,
and to comply with the requirements of Section 65584.09. Sites shall be identified as
needed to facilitate and encourage the development of a variety of types of housing
for all income levels, including multifamily rental housing, factory-built housing,
mobilehomes, housing for agricultural employees, supportive housing, single-room
occupancy units, emergency shelters, and transitional housing. (Gov. Code, §
65583, subd. (c)(1).)
As noted in the Finding A3, the element does not include a complete sites inventory
or analysis; as a result, the adequacy of sites and zoning has not been established.
Based on the results of a complete sites inventory and analysis, programs may need
to be added, or revised, to address a shortfall of sites and zoning for a variety of
housing types.
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 9
June 7, 2021
Programs 1.A-1.D: These programs are intended to facilitate the development of
the entitled and pending projects outlined from Table III-47 of the element. All
programs need to be revised to include specific timeframes (e.g. month, year) and
should include benchmarks for completion. In addition, programs relating to
proposed projects without entitlements (1.B and 1.C) must also include a monitoring
program with specific actions the City will take to identify or rezone sites to
accommodate the shortfall for lower-income should the proposed projects not
receive the necessary entitlements within the specified timeframes. Any additional
sites or rezones must meet the requirements of Government Code section 65583.2.
3. Assist in the development of adequate housing to meet the needs of extremely low,
very low, low-, and moderate-income households. (Gov. Code, § 65583, subd.
(c)(2).)
The element must include a program(s) with specific actions and timelines to assist
in the development of housing for extremely low-income households and households
and individuals with special needs (e.g., farmworkers, persons experiencing
homelessness, persons with disabilities, including developmental). The program(s)
could commit to adopting priority processing, granting fee waivers or deferrals,
modifying development standards, granting concessions and incentives for housing
developments that include units affordable to lower and moderate-income
households; assisting, supporting or pursuing funding applications; and working with
housing developers coordinate and implement a strategy for developing housing
affordable to lower and moderate income households.
4. Address and, where appropriate and legally possible, remove governmental and
nongovernmental constraints to the maintenance, improvement, and development of
housing, including housing for all income levels and housing for persons with
disabilities. The program shall remove constraints to, and provide reasonable
accommodations for housing designed for, intended for occupancy by, or with
supportive services for, persons with disabilities. Supportive housing, as defined in
Section 65650, shall be a use by right in all zones where multifamily and mixed uses
are permitted, as provided in Article 11 (commencing with Section 65650). (Gov.
Code, § 65583, subd. (c)(3).)
As noted in Findings A4 and A5, the element requires a complete analysis of
potential governmental and non-governmental constraints. Depending upon the
results of that analysis, the City may need to revise or add programs and address
and remove or mitigate any identified constraints.
5. Promote and affirmatively further fair housing opportunities and promote housing
throughout the community or communities for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, color, familial status, or
disability, and other characteristics protected by the California Fair Employment and
Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2),
Section 65008, and any other state and federal fair housing and planning law. (Gov.
HCD Review of Palm Desert’s 6th Cycle Housing Element Page 10
June 7, 2021
Code, § 65583, subd. (c)(5).)
As noted in Finding A1, the element must include a complete analysis of
affirmatively furthering fair housing. Based on the outcome of that analysis, the
element must add or modify programs. Additionally, programs and actions
need to be significant, meaningful, and sufficient to overcome identified
patterns of segregation and affirmatively further fair housing.
C. Public Participation
Local governments shall make a diligent effort to achieve public participation of all
economic segments of the community in the development of the housing element, and
the element shall describe this effort. (Gov. Code, § 65583, subd. (c)(8).)
While the element includes a general summary of the public participation process
(pages III-777), it must also demonstrate diligent efforts were made to involve all
economic segments of the community in the development of the housing element. The
element describes that only one community workshop was held in preparation of the
housing element which members of the public and organizations were invited to attend.
The availability of a single workshop does not demonstrate a diligent effort in public
participation. The element could describe the efforts to circulate the housing element
draft among low- and moderate-income households and organizations that represent
them prior to submittal to HCD, the availability of materials in multiple languages,
surveys, or other efforts to involve such groups and persons in the element throughout
the process. Public participation in the development, adoption and implementation of the
housing element is essential to effective housing planning. Throughout the housing
element process, the City should continue to engage the community, including
organizations that represent lower-income and special needs households, by making
information regularly available and considering and incorporating comments where
appropriate.
For your information, some general plan element updates are triggered by housing element
adoption. For example, a jurisdiction must address environmental justice in its general plan by
the adoption of an environmental justice element, or by the integration of environmental justice
goals, policies, and objectives into other general plan elements upon the adoption or next
revision of two or more elements concurrently on or after January 1, 2018. (Gov. Code, §
65302, subd. (h).) In addition, the safety and conservation elements of the general plan must
include analysis and policies regarding fire and flood hazard management and be revised upon
each housing element revision. (Gov. Code, § 65302, subd. (g).) Also, the land-use element
must identify and analyze disadvantaged communities (unincorporated island or fringe
communities within spheres of influence areas or isolated long established legacy
communities) on, or before, the housing element’s adoption due date. (Gov. Code, § 65302.10,
subd. (b).) HCD reminds the city of Palm Desert to consider timing provisions and welcomes
the opportunity to provide assistance. For information, please see the Technical Advisories
issued by the Governor’s Office of Planning and Research at:
*******opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
*******opr.ca.gov/docs/Final_6.26.15.pdf.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-1
HOUSING ELEMENT
PURPOSE
Providing all residents of Palm Desert with safe and affordable housing 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 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 2022-2029 planning period.
California Law
AB 2853, passed in 1980, established Government Code Article 10.6, Section 65580 et. seq. to
define the need for, and content of Housing Elements. At its core, the law requires that the “housing
element shall consist of an identification and analysis of existing and projected housing needs and
a statement of goals, policies, quantified objectives, financial resources, and scheduled programs
for the preservation, improvement, and development of housing” to meet the State’s housing goals.
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.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-2
(3) The provision of housing affordable to low and moderate income households requires the
cooperation of all levels of government.
(4) Local and state governments have a responsibility to use the powers vested in them to facilitate
the improvement and development of housing to make adequate provision for the housing
needs of all economic segments of the community.
(5) The legislature recognizes that in carrying out this responsibility, each local government also
has the responsibility to consider economic, environmental, and fiscal factors and community
goals set forth in the General Plan and to cooperate with other local governments, and the state,
in addressing regional housing needs.
Section 65581 of the Government Code states that the intent of the Legislature in enacting these
requirements is:
(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.
The basic components of a Housing Element were established in Section 65583, and required that
each Element include:
• An assessment of housing needs and an inventory of resources and constraints relevant to the
meeting of local needs.
• A statement of the community’s goals, quantified objectives, and policies relative to the
maintenance, improvement, and development of housing.
• A program that sets forth a schedule of actions to implement the policies and achieve the goals
and objectives of the Housing Element to provide housing for all economic segments of the
community guided by the following state housing objectives.
• Provision of decent housing for all persons regardless of age, race, sex, marital status, source
of income, or other factors.
• Provision of adequate housing by location, type, price and tenure.
• Development of a balanced residential environment including access to jobs, community
facilities, and services.
Since that time, Housing Element law has been regularly updated, expanded and modified. The
most recent update to Housing Element law occurred in 2017, when a series of bills were passed
into law to address the State’s determination that California was experiencing a State-wide housing
crisis. The laws passed in 2017 addressed a wide range of housing-related issues, including
Housing Elements, which are summarized below.
• SB 2 established a recordation fee for real estate documentation which would fund planning
grants for affordable housing and affordable housing projects.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-3
• SB 3 placed a $4 billion general obligation bond on the November 2018 ballot to fund
affordable housing, farmworker housing, transit-oriented development, infill infrastructure and
home ownership.
• SB 35 mandated a streamlined approval process for infill affordable housing projects in
communities that have not, according to the Department of Housing and Community
Development (HCD) met their affordable housing allocation (RHNA).
• AB 72 allowed HCD to find a housing element out of compliance with State law, and to refer
the non-compliant element to the State Attorney General for action at any time during a
Housing Element planning period.
• AB 73 provided State-funded financial incentives for local jurisdictions which choose to create
a streamlined zoning overlay for certain affordable housing projects.
• SB 166 required that development proposals on local jurisdictions’ sites inventory cannot be
reduced in density without findings, and/or the identification of additional sites to result in ‘no
net loss’ of affordable housing units in the sites inventory.
• SB 540 provided State funding for the planning and implementation of workforce housing
opportunity zones for very low, low and moderate income households.
• AB 571 modified the farmworker tax credit program to allow HCD to advance funds to migrant
housing center operators at the beginning of each planting season, and allowed migrant housing
to remain open for up to 275 days annually.
• AB 678 amended the Housing Accountability Act to limit a local jurisdiction’s ability to deny
low and moderate income housing projects by increasing the required documentation and
raising the standard of proof required of a local jurisdiction.
• AB 686 (approved in 2018) required a public agency to administer its programs and activities
relating to housing and community development in a manner that affirmatively furthers fair
housing.
• AB 879 amended the annual reporting requirements of local jurisdictions to HCD regarding
proposed projects, including processing times, number of project applications and approvals,
and required approval processes.
• AB 1397 amended the requirements of adequate sites analysis to assure that sites are not only
suitable, but also available, by requiring additional information in site inventories.
• AB 1505 allowed local jurisdictions to adopt local ordinances that require affordable housing
units on- or off-site when approving residential projects.
• AB 1515 established a ‘reasonable person’ standard to consistency of affordable housing
projects and emergency shelters with local policies and standards.
• AB 1521 placed restrictions on the owners of affordable housing projects when terminating or
selling their projects.
Consistency with the General Plan
The Housing Element must be consistent with all other Elements of the General Plan. It is
particularly guided by the development policies contained in the Land Use Element and roadway
policies of the Circulation Element. Housing is also shaped by policies contained in other Elements
that affect the quality of life for City residents through the provision of open space and recreation
areas, acceptable noise levels, and safety. The current (2022-2029) update of the Housing Element
did not require that the City amend its Land Use Element or land use map, as sufficient land has
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-4
been identified to accommodate all housing types. The City will continue to evaluate any
amendment to the General Plan, including updating of the Housing Element, as required by State
law, to assure that internal consistency is maintained.
Evaluation of Existing Housing Element Policies and Programs
The City’s 2014-2021 Housing Element included policies and action items to address housing
needs for the 2014-2021 planning period. Their effectiveness is reviewed below.
Goal 1
A variety of housing types that meet all of the housing needs for all income groups within the City.
Goal 2
The preservation and maintenance of the high quality of the City’s affordable housing supply.
Policy 1
New affordable housing projects shall be encouraged in all areas of the City. Special attention will
be made to distributing the units so that large concentrations of affordable housing in any one area
are avoided.
Program 1.A
The City shall work with affordable housing developers, non-profit agencies and other
stakeholders to implement the following affordable housing projects for extremely low, very low,
low and moderate income households during the planning period. For Carlos Ortega Villas and
Sagecrest Apartments, the Housing Authority shall market these projects to the development
community through direct mail, announcements on the City’s web site and Requests for Proposals,
once funding sources have been identified.
• 31 units at Canterra Phase II
• 21 units at Palm Desert 103
• 200 units at Dinah Shore and Portola
• 72 units at Carlos Ortega Villas
• 16 units at Sagecrest Apartments
Responsible Agency: Community Development Department and Housing Authority
Schedule: 2014-2021
Evaluation: The City has made progress in moving projects forward during the 2014-2021
planning period, as follows:
• Canterra Phase II: Now known as The Sands, was entitled for 388 units, including 78
reserved for very low income households. The project entitlements remain active, but the
project has failed to secure funding. The project is shown as site DD on the City’s
inventory, and will be carried forward into the 2022-2029 planning period, in anticipation
of its construction.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-5
• Palm Desert 103: This project would result in 103 apartments, 20% (21 units) of which
would be restricted to moderate income households. This project was inactive during the
planning period, but the requirement for affordable units remains. It will be included in
the City’s inventory for the 2022-2029 planning period.
• Dinah Shore and Portola: The City is currently negotiating an agreement for the
development of at least 200 units on 10 acres. This site will remain on the City’s inventory
as site C.
• Carlos Ortega Villas: This site was developed in the 2014-2021 planning period, and
contains 36 units affordable to very low income households, 36 units affordable to low
income households, and one manager’s unit. The project was successfully completed and
will be removed from the City’s inventory and added to its list of existing affordable
communities.
• Sagecrest Apartments: The Housing Authority will market the project to the development
community during the 2022-2029 planning period. Progress on the implementation of this
project is expected in the forthcoming planning period.
This program has been successful and will be modified to address current projects.
Program 1.B
The City shall pursue the planning and implementation of the following projects for extremely
low, very low, low and moderate income households during the planning period. The City will
utilize public-private partnerships, grants and third party funding for these projects, and affordable
housing funds if restored by the State Legislature.
• 520 units that will include single family for-sale and multi-family for rent units at Gerald
Ford Drive and Portola
• an additional 52 units at the Vineyards
Responsible Agency: City
Schedule: 2014-2021
Evaluation: This program is still being implemented, as follows:
• Gerald Ford and Portola: This project site is currently proposed for 269 apartments
affordable to very low and low income households, and 3 managers’ units. Application for
entitlement is pending. The project is proposed on 11.4912± acres of a larger City holding
owned by the Successor Agency (SARDA). The balance of the acreage continues to be
marketed for affordable housing projects. The site will be maintained in the City’s
inventory, and is shown as site B.
• The Vineyard: This site consists of 260 existing apartments, 52 of which are currently
restricted to moderate income households. An additional 52 may be offered as affordable
to low or moderate income households, but were not during the 2014-2021 planning
period. The agreement between the developer and the City remains effective, and the units
could be subsidized in the future.
This program continues to be implemented, and will be modified and maintained in the 2022-2029
planning period.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-6
Program 1.C
The City shall encourage and facilitate the development by private parties of the following projects
for extremely low, very low, low and moderate income units:
• 432 units at Key Largo
• 194 units at Frank Sinatra and Cook Street
• Approximately 302 units at Dinah Shore and 35th Avenue (southeast corner)
The City shall annually contact the owners/developers of these lands and review with them the
incentives and financing options available through State and federal loan and grant programs, and
local non-profit agencies to assure that all potential financial mechanisms are being considered for
the project(s).
Responsible Agency: City
Schedule: 2014-2021
Evaluation: The City continues to work with the land owners associated with these sites as follows:
• Key Largo: The land owners are currently preparing a Specific Plan for the site, which
would include apartments. Up to 200 units could be restricted to low and moderate income
households. This project is still active, and will remain on the City’s inventory as site A.
• Frank Sinatra and Cook Street: This project was inactive during the planning period, and
is not considered viable for the future. It will be removed from the City’s inventory.
• Dinah Shore and 35th Avenue: This project remains under consideration, and the City
believes that it could move forward. The City will continue to work with the landowner and
encourage the development of affordable housing units into the next planning period.
In addition, the City approved Tentative Tract Map 37506, for land located on the south side of
Gerald Ford Drive, between Portola and Technology Drive in the University Park area. This site
includes a mix of single family homes, townhome and apartment sites, totaling 1,069 units. The
City will continue to work with the developer to encourage the inclusion of affordable housing
units in the project. This program remains active, and will be modified for the 2022-2029 planning
period.
Program 1.D
The City shall continue to implement the Self Help Housing program when funds are available.
The City will work with agencies such as Habitat for Humanity and Coachella Valley Housing
Coalition to identify funding and the location of these units.
Responsible Agency: City
Schedule: 2016-2018, as funding is identified
Evaluation: During the 2014-2021 planning period, Habitat for Humanity developed 2 homes for
very low income households, which were all completed and are now occupied. In May of 2020,
the City awarded the Coachella Valley Housing Coalition a contract to construct 14 self-help
housing units on Merle, near Cook Street. These homes are expected to be built during the next
planning period. The program will be modified and maintained to assure construction, and the
project will be included in the City’s inventory as site PP.
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Program 1.E
The City shall maintain its inventory of sites zoned for PR-7 and R-3, and shall encourage the
incorporation of extremely low, very low, low and moderate income housing units into these
projects as they are brought forward.
Responsible Agency: Planning Department
Schedule: As project applications are submitted
Evaluation: The City continues to encourage the provision of affordable housing in all projects,
and has negotiated the inclusion of units, or the payment of in lieu fees, for several projects. In
addition, in March of 2020, the City adopted the Housing Overlay District, replacing the
previously enacted Medium/High Density Overlay District. The Overlay is applied to properties
owned by the City, the Housing Authority and private property identified on the City’s Housing
Element inventory for planning period 2014-2021. The new overlay provides significant incentives
to developers, should they apply the overlay to their property for the provision of affordable
housing, including development fee waivers, development standard reductions, and parking
reductions. In exchange, a minimum of 20% of the units developed must be restricted to moderate,
low or very low income households. The program has been successful, and will be extended into
the 2022-2029 planning period.
Program 1.F
The City will encourage further land divisions resulting in parcel sizes that facilitate multifamily
development affordable to lower income households in light of state, federal and local financing
programs (i.e. 50-100 units) as development proposals are brought forward. The City will discuss
incentives available for land divisions (e.g., 2-5 acres) encouraging the development of housing
affordable to lower income households with housing developers as proposals are brought forward.
The City will offer incentives for land division encouraging the development of affordable housing
including, but not limited to:
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: As projects are proposed
Evaluation: The City has implemented this program in two ways: the completion of the Housing
Overlay District, and the encouragement of subdivision for larger projects, which was
implemented with TTM 37506, and is being implemented at the Key Largo project (please see
evaluation of Program 1.C above). The TTM subdivided a large holding into multiple parcels,
ranging from 6 to over 20 acres, to accommodate a mix of housing types. This program is ongoing
and will be continued in the 2022-2029 planning period.
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Policy 2
The City shall encourage the rehabilitation of existing housing units through a variety of programs.
Program 2.A
The City shall fund the Home Improvement Program for single family homes by providing grants
and low interest loans to program participants. The program will be provided to the extent that
funding is available, to up to five households each year.
Responsible Agency: City
Schedule: Annually as funds are available
Evaluation: The City implemented the program and funded four grants and loans. Funding was
limited, and the City was therefore able to only implement the emergency component of this
program. The program will be maintained, to assure that it is available should funding be secured.
Policy3
The City shall preserve existing affordable housing units.
Program 3.A
The Housing Authority shall continue to subsidize affordable housing units it owns now and in the
future using operating revenues.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Evaluation: The Housing Authority continues to own and operate 1,114 affordable housing units
in 15 projects. The City intends to continue to operate these projects, and this program shall be
continued in the 2022-2029 planning period.
Program 3.B
The Housing Authority shall maintain the existing resale restrictions and other subsidies on 303
ownership units if permitted to do so by the Department of Finance.
Responsible Agency: Housing Authority
Schedule: Throughout the planning period, if permitted by the Department of Finance
Evaluation: The Housing Authority maintains affordability covenants on a total of 301 owner-
occupied properties, of which 31 properties were resold to a new qualifying household with
affordability covenants. Some of the covenants will expire during the 2022-2029 planning period.
The Housing Authority intends to maintain these covenants, and the program will be continued
and amended to address expirations in the 2022-2029 planning period.
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Program 3.C
The Housing Authority owns approximately 1,000 existing rental housing units and will strive to
maintain its ownership and/or long term affordability of these units by a third party.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Evaluation: The Housing authority continues to own and operate 1,114 units, and plans to
maintain ownership. This program has been successfully implemented, and will be continued in
the 2022-2029 planning period.
Program 3.D
The City shall coordinate between affordable housing developers and social service agencies when
new projects are developed to encourage the integration of services such as child care, job training,
vocational education, and similar programs into new affordable housing projects through direct
contact with both parties. For on-site child care, the Agency shall consider allocation of the City’s
Childcare Mitigation Fee to new projects which provide the service.
Responsible Agency: Housing Authority, City Manager’s Office, Community Development
Department
Schedule: As projects are proposed
Evaluation: The City continues to operate the Jean Benson Childcare Center located within the
Desert Rose project. In addition, the Hovley Gardens project provides after-school programs for
school-aged children, and adult education, health and wellness, and skill building classes to
residents. New projects proposed for development are encouraged to provide services to residents.
As these projects are forthcoming, the level of programming has not been determined. The City
will continue to encourage such programs in the 2022-2029 planning period.
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.
Evaluation: The City assists disabled residents at all its Housing Authority owned properties.
Between 2014 and 2020, there were between 91 and 188 disabled residents in these properties,
varying by year. In 2020 the City had the highest number of disabled residents during the planning
period, providing housing to 188 disabled residents.
The City has approved a project for developmentally disabled persons adjacent to Desert Arc
offices on Country Club Drive. In addition, the Housing Authority committed to leasing the land
and funding a subsidy of up to $250,000 to assure that 5 units were for persons employed within
the City, and supported CTCAC and other funding efforts. The project, which includes 36 units of
special needs housing and a community center building, remains entitled but has not secured
funding. The City will continue to work with the project, and this program will be maintained in
the 2022-2029 planning period.
TN/City of Palm Desert
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III-10
Program 4.A
The City shall continue to enforce the provisions of the Federal Fair Housing Act. The City shall
continue its referral program to the Fair Housing Council of Riverside County, and shall maintain
information at City Hall and affordable housing complexes.
Responsible Agency: City and Housing Authority
Schedule: Brochures and flyers available at Housing Authority properties, Library, and apartment
managers’ offices
Evaluation: The City provides fair housing information at all its properties, and continues to fund
programs operated by the Fair Housing Council of Riverside County. During the 2014-2022
planning period, the City used CDBG funds to provide the Council $239,000 to eliminate
discrimination in housing throughout the City in joint efforts across the County.
Program 4.B
The City shall work with the Senior Center and other appropriate agencies in the housing of
disabled residents.
Responsible Agency: Senior Center
Schedule: Annually through staff training program
The Housing Authority maintains 380 of its 1,114 units, or 34%, for senior households. In addition,
the City has preserved 37 non-City owned units’ affordability for seniors in assisted living
communities. In 2015, the City entered into an amended agreement with the developers of the
Legend Gardens community, requiring that 10 of its assisted living one-bedroom units be
restricted to low income seniors.
Program 4.C
The City shall meet with non-profit developers and other stakeholders annually to establish and
implement a strategy to continue to provide housing affordable to extremely low-income
households. The City shall also consider applying for State and federal funding specifically
targeted for the development of housing affordable to extremely low-income households, such as
CDBG, HOME, Local Housing Trust Fund program and Proposition 1-C funds to the extent
possible. The City shall continue to consider incentives, such as increased densities, modifications
to development standards, priority processing and fee deferrals as part of the financing package
for projects which include extremely low income units.
Responsible Agency: Housing Authority
Schedule: As projects are proposed
The City and Housing Authority continuously seek opportunities for the development of affordable
housing units, including regular contact with the development community. During the planning
period, Habitat for Humanity developed 2 homes for very low income households, which were all
completed and are now occupied. This has included developing a self-help housing program for
14 units with the Coachella Valley Housing Coalition, and marketing City properties to
developers. This effort has led to an agreement with Pacific West Companies for the development
of 269 affordable housing units, the entitlement of 36 units dedicated to special needs housing
adjacent to Desert ARC, and the commitment of loan funds for the substantial rehabilitation of
Hovley Gardens, a 162 unit family project. The City is currently also working with Hovley Gardens
TN/City of Palm Desert
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III-11
to refinance the property to extend affordability for the project for an additional 55 years. This
will be completed during the upcoming planning period. This program has been successful, and
will be maintained in the 2022-2029 planning period.
Policy 5
The City shall strive to provide shelter for the homeless and persons with disabilities.
Program 5.A
The City shall continue to work with CVAG on a regional solution for homelessness, including
the Multi-Service Center in North Palm Springs, and the beds and services it will provide. (See
discussion on page 28 regarding CVAG’s program)
Responsible Agency: City Manager’s Office, City Council
Schedule: Annually in the General Fund Budget
Evaluation: The City funded multiple efforts to reduce homelessness. The City participated and
funded $100,000 annually for regional homelessness assistance through CVAG, both for the
Center in North Palm Springs, and continuing with additional services after the Center closed. In
addition, the City funded two full-time positions with the Riverside University Health System to
provide assistance to Palm Desert homeless residents. This program will be modified to reflect
current homeless prevention efforts for the 2022-2029 planning period.
Program 5.B
The City will continue to coordinate with the Inland Regional Center, Desert Arc and other
appropriate agencies and organizations that serve the developmentally and physically disabled
population. The City will continue to encourage developers to reserve a portion of affordable
housing projects for the disabled, including those with developmental disabilities. The City will
support funding applications for such projects, and will consider fee waivers and reductions when
these projects are proposed. Housing Authority properties are one of the vehicles available to
encourage rental to developmentally disabled individuals.
Responsible Agency: Planning Department, City Council
Schedule: As projects are proposed
The City approved a project for developmentally disabled individuals adjacent to Desert Arc
offices on Country Club Drive. In addition, the Housing Authority committed to leasing the land
and funding a subsidy of up to $250,000 to assure that 5 units were for persons employed within
the City, and supported CTCAC and other funding efforts. The project, which includes 36 units of
special needs housing and a community center building, remains entitled but has not secured
funding.
The City assists disabled residents at all its Housing Authority owned properties. Between 2014
and 2020, there were between 91 and 188 disabled residents in these properties, varying by year.
The 2020 census is the highest of the planning period, providing housing to 188 disabled residents.
Furthermore, the City provided Desert Arc $77,750 in Community Development Block Grant
(CDBG-CV) funds to sustain operations during the coronavirus pandemic and implement
activities related to a multi-phased re-opening plan.
This program has been successful and will continue to be implemented.
TN/City of Palm Desert
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Program 5.C
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha’s Village and Catholic Charities, to apply to the City for the award of CDBG funds for
homeless services.
Responsible Agency: City Manager’s Office
Schedule: Annually with CDBG funding cycle
Evaluation: During the 2014-2021 planning period, the City used CDBG funds to contribute
toward energy improvements and food supplies at Martha’s Village and Kitchen totaling
$312,752; at the Coachella Valley Rescue Mission, $52,770 was allocated from CDBG funds for
equipment replacements, food supplies and shelter services; and Catholic Charities was allocated
$5,151 for food and supplies. In total, the City allocated $370,673 toward direct assistance to
homeless individuals. This program was successful and will be continued in the 2022-2029
planning period.
In addition, the City provided Martha’s Village an additional $40,000 in CDBG-CV funds to
provide operational costs for a 15-bed expansion for homeless individuals during the coronavirus
pandemic. Likewise, the City provided the Coachella Valley Rescue Mission with an additional
$40,000 in CDBG-CV funds to sustain operations during the coronavirus pandemic.
Policy 6
The City shall continue to utilize restrictions, applicant screenings, and other appropriate
mechanisms established as conditions of approval in order to preserve affordable for sale housing
units for the long term.
Program 6.A
The City shall keep in regular contact with the Riverside County Housing Authority to ensure that
Section 8 housing assistance within the City is actively pursued. At least 30 households should be
assisted every year.
Responsible Agency: City
Schedule: Annually with annual compliance plan review
Evaluation: The Housing Authority annually houses an average of 40 households under the
Section 8 program at its properties. This program has been successful, and shall be carried
forward to the 2022-2029 planning period.
Program 6.B
The City shall continue to work with affordable housing organizations to preserve the affordability
of the Regent Palm Desert, Shadow Hills Estates and Cantera Phase I, which will be at risk of
losing their affordability restrictions during the planning period. The City will coordinate with
private development and management companies to promote the preservation of these units; and
may cooperate through state and federal program funding for third party ownership, and other
means to assure the long term affordability of the project.
Responsible Agency: City
Schedule: Annually as the projects’ affordability restrictions are at risk
TN/City of Palm Desert
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Evaluation: The City made multiple efforts to preserve the affordability of units at the Regent,
Shadow Hills and Cantera. All of the owners, however, declined to maintain affordability
restrictions, and the units reverted to market rates. This program will be adjusted to reflect units
at risk during the 2022-2029 planning period.
Policy 8
The City Council shall consider, as an additional incentive, the reduction, subsidizing or deferring
of development fees to facilitate the development of affordable housing.
Evaluation: The City implemented this policy through the implementation of State density bonus
law and the adoption of the Housing Overlay District. In addition, both the Sands project and the
Arc Village project were granted fee waivers in exchange for affordability covenants during the
planning period. This program has been successful, and will continue to be implemented, based
on funding availability.
Policy 9
The City shall continue to address the needs of the senior population in development of housing.
Program 9.A
The City shall maintain the Senior Housing Overlay District and the Second Unit Housing
standards in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Annually review with state General Plan report
Evaluation: The City adopted the Housing Overlay District in 2020. This District allows for the
waiver of fees and the reduction of development standards for projects committing to affordable
housing units. In addition, the City approved a total of 162 accessory dwelling units during the
planning period. Although these units are not restricted by covenant, they provide for an
affordable housing option on existing single family home lots. The City will continue to implement
both programs in the 2022-2029 planning period.
Program 9.B
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Community Development Department
Schedule: As projects are proposed
Evaluation: The City preserved existing affordability covenants at an assisted living facility, and
increased the availability of affordable units at the Legend Gardens facility to 10. This program
was successful, and will be maintained in the 2022-2029 planning period.
Policy 10
The City shall implement the State’s density bonus law.
Evaluation: There were no projects constructed during the planning period with density bonus
units, but the Sands project received 78 very low income household density bonus units and
concessions, and the forthcoming Pacific West Companies project will increase its unit count from
200 to 270 269 for very low, low and moderate income households through density bonus
provisions. The City will continue to implement density bonus law consistent with law in the 2022-
2029 planning period.
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Policy 11
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Evaluation: The City continues to consider the placement of housing in proximity to jobs, and to
encourage the housing of Palm Desert employees in projects. This was directly accomplished
through a subsidy agreement at the Arc Village project, which provides for 5 units for Palm Desert
employed households, and through the University Village Specific Plan, which places higher
density residential lands in close proximity to job centers in the Portola/Gerald Ford/Cook/Fred
Waring area. This policy continues to be a priority for the City, and will be carried forward into
the 2022-2029 planning period.
Policy 12
Encourage energy conservation through the implementation of new technologies, passive solar site
planning and enforcement of building codes. Please also see the Energy and Mineral Resources
Element.
Program 12.A
The City shall maintain an Energy Conservation Ordinance which mandates conservation in new
construction beyond the requirements of the California Building Code.
Responsible Agency: Planning Department
Schedule: Annual review with state General Plan report
Program 12.B
The City shall encourage Green Building techniques, recycling in demolition, and the use of
recycled, repurposed and reused materials in all new affordable housing projects to the greatest
extent possible.
Responsible Agency: Planning Department, Building Department, Public Works Department
Schedule: As projects are proposed
Evaluation: The Housing Authority has implemented energy conservation at multiple projects,
including the Carlos Ortega Villas, which was constructed as a net-zero project, and with
replacements of HVAC and water heating systems with high-efficiency systems at Housing
Authority projects. In addition, solar installations were undertaken within the Desert Rose project.
This policy continues to be important to the City, and will be carried forward to the 2022-2029
planning period.
Summary of Impact on Special Needs Populations
In summary, as described in the evaluation above relating to special needs programs, the City’s
implementation of its Housing Element during the previous planning period supported the housing
needs of special needs households:
• City-owned housing communities continue to house senior residents in 7 projects totaling 366
units.
TN/City of Palm Desert
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• City-owned housing communities continue to house physically and developmentally disabled
residents, which have ranged from 91 to 188 residents in the last planning period.
• The City has actively participated in moving forward on the Arc Village project, which will
result in 32 units for developmentally disabled residents, in addition to the funds expended to
make improvements to Desert Arc educational and vocational facilities.
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DEMOGRAPHIC INFORMATION
This section provides the demographic background for the residents of Palm Desert. The
information is primarily based on 2010 U. S. Census and 2018 American Community Survey
(ACS) data. Where more current data is available, it has been included in addition to the Census
and ACS information.
Regional Population
The City of Palm Desert is located in the Coachella Valley in eastern Riverside County. Riverside
County grew from 1,545,387 in 2000 to 2,189,641 in 2010. By 2018, the American Community
Survey estimated that the County population had grown to 2,383,286, which represents an 8-year
increase of 8.8%. The California Department of Finance (DOF) estimated that, in January 2020,
Riverside County had a population of 2,442,304, an increase of 11.5% over the 2010 population.
Table III-1
Population Trends – Neighboring Jurisdictions
Jurisdiction
2010
2018
Change (2010-2018)
Number Percent
Desert Hot Springs 25,938 28,430 2,492 9.6%
Palm Springs 44,552 47,525 2,973 6.7%
Cathedral City 51,200 54,037 2,837 5.5%
Rancho Mirage 17,218 18,075 857 5.0%
Palm Desert 48,445 52,124 3,679 7.6%
Indian Wells 4,958 5,317 359 7.2%
La Quinta 37,467 40,704 3,237 8.6%
Coachella 40,704 44,849 4,145 10.2%
Indio 76,036 91,235 15,199 20.0%
Riverside County 2,189,641 2,383,286 193,645 8.8%
Source: 2010 U.S. Census; American Community Survey 2014-2018 5-Year Estimates.
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 1990-2000, the City’s population grew to 41,155, an increase of 77%
in ten years. By 2010, the Census reported a City population of 48,445, an increase of 17.3% in
ten years. The California Department of Finance estimated that the City’s population on January
1, 2020 was 52,986, an average annual increase of under 1%. Between 2010 and 2018, the City’s
growth rate (7.6%) ranked in the middle compared to other Coachella Valley cities and was less
than the County’s growth rate (8.8%).
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Table III-2
Population Trends – Palm Desert
Year
Population
Numerical
Change
Percent
Change
Average Annual
Growth Rate
2000 41,155 -- -- --
2010 48,445 7,290 17.7% 1.8%
2020 52,986 4,541 9.4% 0.9%
Source: 2000 and 2010 U.S. Census; Table E-1, Population Estimates for Cities, Counties, and
the State, California Department of Finance, January 1, 2020.
The Southern California Association of Governments (SCAG) Regional Transportation
Plan/Sustainable Communities Strategy (RTP/SCS) projects a City population of 64,100 by 2045.
Age
The Coachella Valley historically has attracted older adults and retirees, and Palm Desert is no
exception. The City’s median age rose from 48.0 in 2000 to 53.0 in 2010 and decreased slightly to
52.6 in 2018. With the continuing aging of America, it is expected that the median age may keep
rising or stabilize. Table III-3 illustrates age characteristics for Palm Desert population in 2010
and 2018.
From 2010 to 2018, children and youth groups (ages 0–19) decreased by 0.7% to 16.6%, young
and middle-age adults (20 to 54 years) increased by 0.5% to 35.7%, and all age groups over 55
years increased by 0.2% to 47.7%. The data suggest that housing demand is currently highest for
seniors and young and middle-age adults. If the aging trend continues, there may be a growing
demand for senior housing and programs that promote “aging in place”; however, this trend is
likely to occur slowly, and the demand for such products will need to be evaluated over time. The
Palm Desert Housing Authority operates 7 affordable apartment complexes that are restricted to
seniors, the newest of which is the 72-unit Carlos Ortega Villas built in 2015 (see “Affordable
Housing Developments” section). During the 2022-2029 planning period, particular focus will be
on expanding housing opportunities for families and first-time buyers.
TN/City of Palm Desert
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Table III-3
Age Distribution, 2010 and 2018
Age
2010 2018
Number
% of
Total Number % of Total
Under 5 2,021 4.2% 2,032 3.9%
5-9 1,960 4.0% 2,044 3.9%
10-14 2,105 4.3% 2,256 4.3%
15-19 2,345 4.8% 2,331 4.5%
20-24 2,436 5.0% 2,727 5.2%
25-34 4,344 9.0% 5,430 10.4%
35-44 4,387 9.1% 4,847 9.3%
45-54 5,872 12.1% 5,605 10.8%
55-59 3,235 6.7% 3,384 6.5%
60-64 3,817 7.9% 3,886 7.5%
65-74 7,640 15.8% 8,976 17.2%
75-84 5,914 12.2% 5,940 11.4%
85+ 2,369 4.9% 2,666 5.1%
Total 48,445 100.0% 52,124 100.0%
Median age 53.0 52.6
Source: 2010 U.S. Census Tables P12 and P13; American Community Survey
2014-2018 5-Year Estimates, Table DP05
Race and Ethnicity
Table III-4 describes the racial and ethnic distribution for Palm Desert in 2010 and 2018.
Residents who categorize themselves as white comprise the largest race/ethnicity; this group
remained constant at 82.5%. The second most prevalent race/ethnicity changed from “some other
race” to Asian. The “some other race” category decreased from 9.1% to 5.0%. The Asian group
increased from 3.4% to 5.1%, and the percentage of Black/African Americans increased from 1.8%
to 2.5%. The share of American Indians and Alaska Natives, and Native Hawaiians and Other
Pacific Islanders, remained largely constant, comprising approximately 0.6% combined during
both years. The percentage of residents in the “Two or More Races” category increased from 2.5%
to 4.4%. The percentage of Hispanic or Latino residents increased from 22.8% to 25.5%.
TN/City of Palm Desert
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Table III-4
Racial and Ethnic Characteristics, 2010 and 2018
Race/Ethnicity
2010 2018
Number
% of
Total Number
% of
Total
One Race:
White 39,957 82.5% 42,993 82.5%
Black or African American 875 1.8% 1,323 2.5%
American Indian & Alaska Native 249 0.5% 196 0.4%
Asian 1,647 3.4% 2,651 5.1%
Native Hawaiian/Other Pac. Islander 55 0.1% 91 0.2%
Some Other Race 4,427 9.1% 2,593 5.0%
Two or More Races 1,235 2.5% 2,277 4.4%
Total 48,445 100% 52,124 100%
Hispanic or Latino (of any race) 11,038 22.8% 13,299 25.5%
Source: 2010 U.S. Census, Table P3; American Community Survey 2014-2018 5-Year Estimates,
Table DP05
Households
The City had a total of 23,117 households in 2010. The average household size was 2.09 persons
per household based on the 2010 Census. Between 2010 and 2018, the number of households
increased 4.3% to 24,114, and the average household size in 2018 was 2.15 persons according to
the ACS. In 2018, 44.9% of households consisted of married couple families, followed by non-
family households (43.3%), female householder families (7.6%), and male householder families
(4.3%).
Table III-5
Household Growth Trends
Year Number of
Households
Numerical
Change
Percent
Change
2010 23,117 --- ---
2018 24,114 997 4.3%
Source: 2010 U.S. Census, Table P28; American Community Survey 2014-2018 5-
Year Estimates, Table DP02
Table III-6
Household Types
Household Type No. of HH % of Total
Family households: 13,679 56.7%
Married couple family 10,821 44.9%
Male householder, no wife present 1,030 4.3%
Female householder, no husband present 1,828 7.6%
Non-family households 10,435 43.3%
Total Households 24,114 100%
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP02
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Income
Income can vary significantly by region, industry, and type of job. Table III-7 describes average
income per worker by industry in the Coachella Valley. As shown, the highest-paying sectors are
Finance/Insurance/Real Estate, Government, and Information, with incomes averaging around
$50,000 to $60,000. The lowest-paying sectors include Retail Trade, Other Services, and Leisure
and Hospitality, with incomes averaging around $31,000.
Table III-7
Average Income by Industry, Coachella Valley
Industry
Average Income
per Worker, 2017
Agriculture $29,571
Construction $45,488
Manufacturing $46,340
Retail Trade $32,281
Information $50,493
Finance, Insurance, Real Estate $59,726
Professional and Business Services $43,736
Education and Health Services $48,322
Leisure and Hospitality $31,513
Government $58,711
Other Services $31,836
Logistics $45,114
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Figure 29
Median household income in the City in 2000 was $48,316; it rose to $50,267 by 2010. In 2018,
median household income had risen to $57,578, less than the County median income, which stood
at $66,964. The following table identifies the number of Palm Desert households in each income
range.
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Table III-8
City Household Income Distribution, 2018
Income No. of HH % of Total
Less than $10,000 1,787 7.4%
$10,000-$14,999 1,187 4.9%
$15,000-$24,999 2,252 9.3%
$25,000-$34,999 2,477 10.3%
$35,000-$49,999 3,004 12.5%
$50,000-$74,999 4,341 18.0%
$75,000-$99,999 2,547 10.6%
$100,000-$149,999 2,809 11.6%
$150,000-$199,999 1,721 7.1%
$200,000 + 1,989 8.2%
Total 24,005 100%*
Source: American Community Survey 2014-2018 5-Year
Estimates, Table DP03.
*Differences due to rounding.
The ACS estimated that 9.3% of all families in Palm Desert were living below the poverty level
in 2018.
Employment and Major Employers
Like much of the Coachella Valley, a substantial portion of the City’s economy is rooted in the
regional tourism and service industries. The following table describes employment distribution in
Palm Desert in 2018. The ACS data show that, of a total civilian workforce of 21,933 residents
over 16 years, the largest employment sectors were “arts, entertainment, recreation,
accommodation & food services” (20.1%) and “educational services, health care & social
assistance” (18.8%).
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Table III-9
City Employment by Industry, 2018
Industry
No. of
Employees
% of Total
Agriculture/Forestry/Fishing/Hunting/Mining 147 0.7%
Construction 1,473 6.7%
Manufacturing 789 3.6%
Wholesale Trade 492 2.2%
Retail Trade 3,066 14.0%
Transportation, warehousing & utilities 585 2.7%
Information 438 2.0%
Finance, insurance, real estate, rental & leasing 1,616 7.4%
Professional, scientific, management, admin. & waste
management
2,702 12.3%
Educational services, health care & social assistance 4,133 18.8%
Arts, entertainment, recreation, accommodation & food
services
4,404 20.1%
Other services (except public administration) 1,482 6.8%
Public Administration 606 2.8%
Total Employment by Industry (Civilian 16 years and over) 21,933 100%
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2405
As shown in Table III-10, more than one-third (36.1%) of the City’s civilian employed labor force
is in “management, business, science, and arts” occupations, followed by “sales and office”
occupations (27.6%) and “service” occupations (24.6%).
Table III-10
City Employment by Occupation, 2018
Occupation
No. of
Employees
% of Total
Management, business, science, and arts occupations 7,926 36.1%
Service occupations 5,404 24.6%
Sales and office occupations 6,048 27.6%
Natural resources, construction, and maintenance occupations 1,316 6.0%
Production, transportation, and material moving occupations 1,239 5.6%
Total civilian employed population 16 years and over 21,933 100%*
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP03
*Differences due to rounding.
As shown in Table III-11, the City’s principal employers include security services providers, golf
clubs and resorts, and big chain retailers. Typical jobs at these facilities include store clerks and
managers, salesmen, security guards, and hospitality and food service providers.
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Table III-11
Principal Employers in Palm Desert, 2019
Employer
No. of
Employees
% of Total City
Employment
JW Marriot-Desert Springs Resort & DS Villas 2,304 9.8%
Universal Protection Services 1,500 6.4%
Securitas-Security Service USA 700 3.0%
Organization of Legal Pro's 501 2.1%
Sunshine Landscape 500 2.1%
Costco Wholesale 250 1.1%
Bighorn Golf Club 250 1.1%
Whole Foods Market 150 0.6%
Target 145 0.6%
Tommy Bahama 125 0.5%
Total 6,425 27%*
Source: 2019 Comprehensive Annual Financial Report, City of Palm Desert.
*Differences due to rounding.
The Great Recession, with onset in late 2007, saw high unemployment and job losses in the
Coachella Valley. At the trough, about every seventh person lost their job.1 Regional employment
started to increase in 2011, but annual growth was still slower than pre-Recession levels until 2017,
suggesting more severe impacts than western Riverside County, the state, and the nation. The
construction sector was hit hardest regionally, with approximately 70% of jobs lost and only 14%
recovered by December 2017.2 The Retail Trade and Wholesale Trade sector lost around 6,700
jobs but has generally returned to pre-Recession levels. Two sectors have fully recovered and even
added jobs: Education and Health Services and, to a lesser extent, Leisure and Hospitality.
Between 2010 and 2019, annual unemployment rates in Palm Desert declined from a high of 10.1%
in 2010 to a low of 4.2% in 2019.3 However, analysis of employment data from 2005 to 2017
shows that, as of December 2017, Palm Desert had not recovered the job losses it incurred during
the Great Recession. The City lost about 20% of jobs, relative to peak employment, and had
recovered only about 1.8%.4 This scenario is similar for seven other Coachella Valley cities; only
Palm Springs and Rancho Mirage had recovered and exceeded their previous peaks.
Table III-12 describes the employment locations of Palm Desert residents. As shown, 39.6% of
City residents work in the City, which shows a relatively large portion of residents are employed
within City limits. The remaining work locations are spread out in other Valley cities, the top two
being Rancho Mirage (16.4%) and Palm Springs (12.6%). An estimated 11,824 residents of other
cities work in Palm Desert, which is the highest number of employment inflows of all cities in the
Coachella Valley. The City’s retail and service sectors, in particular, attract and can support
younger workers in entry level positions.
1 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 24.
2 Ibid, Figures 25 and 26.
3 California Employment Development Department annual average unemployment rates (labor force), not
seasonally adjusted, not preliminary.
4 2019 Greater Palm Springs Economic Report, Coachella Valley Economic Partnership, Figure 28.
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Table III-12
Commuting Patterns
Where Palm Desert
Residents Work
No. of
Palm Desert
Residents
% of Total
Indio 737 7.8%
Cathedral City 436 4.6%
Palm Desert 3,749 39.6%
Palm Springs 1,193 12.6%
Coachella 238 2.5%
La Quinta 892 9.4%
Desert Hot Springs 93 1.0%
Rancho Mirage 1,555 16.4%
Indian Wells 572 6.0%
Total: 9,465 100.0%
Inflow of Workers from Other Cities
to Palm Desert:
11,824
----
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Table 6. Based on 2015 data.
EXISTING HOUSING STOCK
Housing Units
The City’s housing stock includes an estimated 39,800 dwelling units, the majority of which
(39.6%) are single-family detached units. Other housing types include single-family attached units
(18.8%), multi-family complexes with 2-4 units (14.2%) and 5 or more units (19.5%), mobile
homes (7.8%), and boat/RV/van/etc. (0.1%).
The total number of units increased by 2,932 (8.0%) between 2010 and 2018. Specifically, the
number of single-family detached units increased by 1,183, single-family attached units decreased
by 3,274, multi-family 2-4 units increased by 2,722 and 5+ units increased by 2,847, mobile homes
decreased by 547, and boat/RV/van/etc. increased by one (1).
Table III-13
City Housing Characteristics
Units in Structure
2010 2018
No. of Units % of Total No. of Units % of Total
Single Family, detached 14,584 39.6% 15,767 39.6%
Single Family, attached 10,761 29.2% 7,487 18.8%
2-4 Units, Multi-family 2,927 7.9% 5,649 14.2%
5+ Units, Multi-family 4,912 13.3% 7,759 19.5%
Mobile homes 3,650 9.9% 3,103 7.8%
Boat, RV, van, etc. 34 0.1% 35 0.1%
Total 36,868 100.0% 39,800 100%
Source: 2010 U.S. Census and American Community Survey 2014-2018 5-Year Estimates, Table DP04
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Residential Building Permit Activity
The following table describes residential building permit activity during the 2014-2021 planning
period. Permits were issued for a total of 1,447 units. Single-family units accounted for 43% of all
permits and had an average value of $513,498 per unit. Multi-family 2-4 units accounted for 13%
and had an average value of $279,940 per unit. Multi-family 5+ units accounted for 44% and had
an average value of $208,200 per unit.
Table III-14
Residential Building Permits, 2014-2020
Year
Single-Family
Multi-Family
2-4 Units
Multi-Family
5+ Units
No. of
Units
Average
Value/Unit
No. of
Units
Average
Value/Unit
No. of
Units
Average
Value/Unit
2014 200 $443,069 11 $197,473 961 $95,429
2015 95 $471,452 14 $233,533 27 $277,778
2016 75 $596,227 14 $213,890 2072 $159,783
2017 72 $476,216 52 $207,230 10 $320,000
2018 57 $443,851 66 $219,697 0 ---
2019 74 $542,709 24 $137,755 304 $188,011
2020 47 $620,963 2 $750,000 0 ---
Total: 620 $513,498 183 $279,940 644 $208,200
1 Includes 72 units at Carlos Ortega Villas
2 Includes 175 assisted living units
In addition to the permits listed above, 162 permits were issued for Accessory Dwelling Units
(ADUs) between 2014 and 2020 (see “General Plan and Zoning Ordinance Constraints” for more
information about ADUs).
Age and Condition of Housing Stock
The age of the City’s housing stock can be a key indicator of potential rehabilitation, repair, or
demolition needs. The ACS estimated a total of 39,800 housing units in Palm Desert in 2018. Of
these, 25,312 (63.6%) were built before 1990 and are, therefore, more than 30 years old, while
6,348 (15.9%) were less than 20 years old. Depending on construction quality and maintenance
history, older homes may have issues including inadequate or unsafe mechanical systems and
appliances, foundation or roof problems, inefficient windows, the presence of asbestos or lead, and
lack of fire and earthquake safety features. However, older homes in the City are sought after,
particularly those built during the mid-century period, and are more likely to be conserved than
demolished. In addition, programs provided by multiple organizations, including CVAG’s Green
for Life program, have allowed low-interest improvement loans for solar, insulation, lighting
upgrades and other improvements that improve a home’s energy efficiency, thereby extending its
useful life.
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During the previous planning period, the City referred an average of 7 residents per year to the
SCE’s approved HVAC vendor for replacements of these systems for very low and low income
households. HVAC units are critical to residents’ safety during Palm Desert’s hot summers. In
addition, the case records of the Code Compliance division were reviewed for the 2014-2021
planning period. During that time, the City had no cases opened regarding major rehabilitation
needs, and no citations issued for health and safety violations.
The Home Improvement Program (HIP) assists very low, low and moderate income households
with home repairs, including emergency repairs, depending on funding availability. The City will
establish a program for the 2022-2029 planning period to explore the possibility of establishing a
rehabilitation program and funding options (see Program 2.A).
Table III-15
Age of Housing Units
Year Built
No. of
Units
% of
Total
2014 or later 457 1.1%
2010-2013 755 1.9%
2000-2009 5,136 12.9%
1990-1999 8,140 20.5%
1980-1989 12,658 31.8%
1970-1979 8,121 20.4%
1960-1969 3,114 7.8%
1950-1959 1,137 2.9%
1940-1949 157 0.4%
1939 or earlier 125 0.3%
Total 39,800 100%
Source: American Community Survey 2014-2018
5-Year Estimates, Table DP04
Another measure of potentially substandard housing is the number of housing units lacking
adequate kitchen and plumbing facilities. In Palm Desert, there are 198 units (0.8% of all units)
lacking complete kitchens and 67 units (0.3% of all units) lacking plumbing facilities. More rental
units have deficiencies than homeowner units. These homes could potentially benefit from repair
and rehabilitation programs, such as the HIP program described above. As shown in Table III-46,
Quantified Objectives, the City will use the HIP program to correct these deficiencies for the 67
units affected (see Program 2.A).
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Table III-16
Housing Units Lacking Facilities
Tenure
Lacking complete
kitchen facilities
Lacking plumbing
facilities
Total Units
in City
No. of
Units
% of
Total
No. of
Units
% of
Total
Owner-Occupied
Units
18 0.1% 10 0.1% 14,842
Renter-Occupied
Units
180 1.9% 57 0.6% 9,272
Total 198 0.8% 67 0.3% 24,114
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25053 and B25049
To further evaluate housing conditions in Palm Desert, the Code Compliance Division queried its
records for residential property code violations, such as structural deficiencies, general
deterioration, dilapidation, and faulty plumbing or electrical systems. As of February 2021, there
were only 5 active cases of dwelling units with building code violations, all of which were
associated with unpermitted construction activity. None of the cases cited structural deficiencies
in need of replacement or rehabilitation.
The Palm Desert Housing Authority offers a Housing Improvement Program (HIP) to assist
homeowners and apartment complex owners with emergency home maintenance and repair costs
(see Existing Affordable Housing Programs, below).
Vacancy Status and Housing Tenure
The vacancy rate is a measure of the general availability of housing. It also indicates how well the
types of units available meet the current housing market demand. A low vacancy rate suggests that
fewer housing units are available for those needing housing and can result in corresponding higher
housing demand and housing values/costs; a high vacancy rate may indicate either excess housing
supply or decreased property values.
The 2018 ACS showed a total of 15,686 of the City’s total 39,800 housing units to be vacant, for
an overall vacancy rate of 39.4%. Correcting for seasonal, recreational or occasional use units,
which are considered vacant by the ACS but are not available or used for permanent occupancy,
the vacancy rate decreased to 8.1% in 2018.
Of the 24,114 (60.6%) occupied housing units in the City, about 37.3% are owner-occupied, and
23.3% are renter-occupied. The homeowner vacancy rate is 6.0%, and the rental vacancy rate is
10.7%, which may indicate some excess supply in the rental market.
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Table III-17
Vacancy Status – 2018
Unit Type
No. of Units
% of All
Units
Occupied Units:
Owner-occupied 14,842 37.3%
Renter-occupied 9,272 23.3%
Total Occupied Units: 24,114 60.6%
Vacant Units:
For rent 1,123 2.8%
Rented, not occupied 85 0.2%
For sale only 959 2.4%
Sold, not occupied 143 0.4%
For seasonal, recreational, or occasional Use 12,443 31.3%
For migrant workers 0 0.0%
Other vacant 933 2.3%
Total Vacant Units: 15,686 39.4%
Total Units 39,800 100%
Vacancy Rate:
Homeowner vacancy rate - 6.0%
Rental vacancy rate - 10.7%
Source: American Community Survey 2014-2018 5-Year Estimates, Tables DP04 and
B25004
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 can indicate an imbalance between housing affordability and income and typically
affects renters more than homeowners. Table III-18 shows that a total of 959 housing units in
Palm Desert were overcrowded in 2018, representing 4.0% of the total occupied housing units in
the City. Of all overcrowded units, 77.3% were renter-occupied units and 22.7% were owner-
occupied units.
Severely overcrowded units have more than 1.5 persons per room and are a subset of overcrowded
units. They account for 1.7% of all occupied housing units in the City. About 43.5% of all
overcrowded units in the City are severely overcrowded.
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Table III-18
Overcrowding, 2018
Persons/Room Owner-
Occupied
Units
Renter-
Occupied
Units
Total % of
Total
1.00 or less 14,624 8,531 23,155 96.0%
1.01 to 1.50 127 415 542 2.2%
1.51 to 2.00 48 186 234 1.0%
2.01 or more 43 140 183 0.8%
Total Overcrowded 218 741 959 4.0%
% Overcrowded by Tenure 22.7% 77.3% - -
Total Severely Overcrowded 91 326 417 1.7%*
% Severely Overcrowded by
Tenure
21.8% 78.2% - -
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25014
*Difference due to rounding.
As shown, the number of overcrowded units in Palm Desert is relatively low. Units with 3 or more
bedrooms help accommodate larger households. Affordable housing developments with 3 or 4
bedrooms include ownership units at Desert Rose, Habitat for Humanity and CVHC units and
Falcon Crest; and rental units at Hovley Gardens and the Enclave. Other affordable housing
options that can alleviate overcrowding are ADUs, JADUs, and guest houses, all of which are
permitted by the Zoning Code. The City has seen a steady number of ADUs in the last planning
period (see Table III-14, Residential Building Permits), and a program to track their progress in
included to determine whether they will become an effective means of accommodating lower
income household need. No ADU sites are included in the City’s Land Inventory for purposes of
meeting the RHNA allocation for the 2022-2029 planning period.
Housing Values
The following table compares median housing values in Coachella Valley cities from 2013 to
2018. Palm Desert’s median housing value was $308,000 in 2013, which was lower than Rancho
Mirage, Indian Wells, and La Quinta, but higher than the other cities. Its median value increased
nearly 9% over the 5-year period, which was the lowest percent increase in the region (other than
the decrease of Rancho Mirage median value). Its median housing value currently ranks in the
middle of Coachella Valley cities.
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Table III-19
Regional Median Housing Value Trends, 2013 - 2018
Jurisdiction
Median Value,
owner-occupied units
% Change
2013-2018 2013 2018
Desert Hot Springs $121,600 $174,900 43.8%
Palm Springs $267,800 $367,900 37.4%
Cathedral City $179,500 $259,900 44.8%
Rancho Mirage $518,000 $499,900 -3.5%
Palm Desert $308,000 $335,400 9.0%
Indian Wells $604,600 $706,800 16.9%
La Quinta $348,400 $386,200 10.8%
Indio $192,600 $267,900 39.1%
Coachella $137,600 $207,300 50.7%
Source: American Community Survey 2009-2013 and 2014-2018 5-Year Estimates,
Table B25077
The number of owner-occupied housing units, by value range, are listed in Table III-20. Most
units (35.3%) are within the $300,000 to $499,999 range.
Table III-20
Values, Specified Owner-Occupied
Housing Units, 2018
Value Number
Less than $50,000 704
$50,000 to 99,999 444
$100,000 to 149,999 509
$150,000 to 199,999 994
$200,000 to 299,999 3,687
$300,000 to 499,999 5,241
$500,000 to 999,999 2,651
$1,000,000 or more 612
Source: American Community Survey 2014-2018 5-
Year Estimates, Table DP04
The median housing unit value in 2018 was estimated at $335,400. For renters, the median contract
rent in 2018 was $1,260. 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 local, regional, state, and federal programs available in Palm Desert which
provide a variety of housing services to the City’s residents. This section of the Housing Element
provides a summary of programs available by a number of agencies.
City Programs
The Palm Desert Housing Division oversees the City’s affordable housing programs and the Palm
Desert Housing Authority (PDHA). The PDHA owns affordable housing communities and
provides rental and ownership assistance to City residents.
Owners’ Assistance Program
Owners of single-family homes, condominiums, mobile homes or apartments who rent to very
low, low, and moderate income tenants to the extent funding is available, may receive direct rental
payment assistance from the City. The owner must, in exchange for the assistance, enter into a
recorded agreement with the City assuring affordability of the rental units for 55 years.
Acquisition, Rehabilitation and Resale
This program allows the City to purchase existing market rate single family units, rehabilitate and
refurbish them, and re-sell them to lower income households with affordability covenants.
Funding in past cycles has been through the former RDA that made 2 units available in 2000 and
2001, as well as the City’s Neighborhood Stabilization Program, where two units were acquired
and rehabilitated in 2013. Since that time, lack of funding has prevented additional rehabilitation.
The City will continue to explore funding options.
Mortgage Credit Certificate Program
The City has committed to participating in the Mortgage Credit Certificate Program, which is
operated by Riverside County Economic Development Agency. The MCC Program allows
qualified home buyers to reduce the amount of their federal income tax liability by an amount
equal to a portion of the interest paid during the year on a home mortgage. The MCC is in effect
for the life of the loan as long as the home remains the borrower’s principal residence. No
certificate were issued for homes purchased during the 2014-2021 planning cycle. Source funds
for this program come from the CDLAC agency, which established standards for this program and
other provisions.
Homebuyers Assistance Program
The City and Palm Desert Housing Authority have provided assistance to very low, low, and
moderate income persons in the form of low interest loans to be applied to down payment, non-
recurring closing costs, reduction of the interest rate on the first trust deed, or any other cost
associated with the purchase of a single-family home. There are currently 301 homes in this
program. In exchange for the assistance, the home owner is required to enter into a recorded
agreement with the City assuring affordability of the home for up to 45 years.
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Self-Help Housing
The City assists very low, low and moderate income households in constructing and purchasing
their own homes on existing lots within the City. In May 2020, the City awarded a DDA for 14
vacant lots to the Coachella Valley Housing Coalition for future development of single-family
self-help homes along Merle Drive. It is expected that these self-help units will be for three very
low income and eleven low income households, and that they will be built during the 2022-2029
planning cycle.
Home Improvement Program
The City assists very low, low and moderate income households with home repairs by providing
grants and low interest loans to program participants from Community Development Block Grant
(CBDG) funds. The program has eight (8) components, but only the Emergency Grant Component
is currently funded.
• The Emergency Grant Component allows up to $7,500 for very low and $5,000 for low
income households for emergency health and safety repairs to their homes, such as roof
repairs, water heater replacement, ADA improvements, etc.). Four (4) households received
Emergency grants during the 2014-2021 planning period.
• The Rehabilitation Grant Component will grant up to $20,000 for home improvements to
very low income households.
• The Matching Fund Grant Component will match up to $5,000 in home improvements with
a homeowner who contributes the same amount or more to the improvements. This grant
is available to very low and low income households.
• The Rehabilitation Loan Component allows up to $35,000 for active loans and $45,000 for
a deferred loan for home improvements to low and moderate income households,
respectively.
• The Drought Tolerant Landscape Retrofit Loan Component allows up to $7,500 in
improvements that intend to reduce the consumption of a natural resource for very low,
low and moderate income households.
• The Make a Difference Volunteer Assistance Component organizes community
involvement through volunteers for very low, low and moderate income households.
• The Acquisition, Rehabilitation, Resale Component allows the City to acquire properties
available on the market for the purpose of rehabilitation and resale to a qualified household.
• The Lead and Asbestos Abatement Component will grant $7,500 to remove lead and
asbestos from the homes of very low and low income households.
Fair Housing
The California Fair Employment and Housing Act generally prohibits housing discrimination with
respect to race, color, religion, sex, gender, gender identity, gender expression, marital status,
national origin, ancestry, familial status, source of income, disability, genetic information, or
veteran or military status. AB 686 requires the City to certify that it will affirmatively further fair
housing by taking meaningful actions to overcome patterns of segregation and foster inclusive
communities.
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The City prepared an Assessment of Fair Housing (AFH) in 2017 is association with its receipt of
federal Community Development Block Grant (CDBG) funds. The AFH was based on data
analysis, community participation, and input from public health, social service, and housing
organizations. The AFH included analysis to identify trends and patterns over time and also
compare the City to the regional level (including Riverside and San Bernardino Counties).
Findings included the following:
• There are no Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) in Palm
Desert. No R/ECAPs were located in Palm Desert since 1990. In the Region, R/ECAPs are
located within the cities of Victorville, San Bernardino, Riverside, Moreno Valley and
Indio as well as the unincorporated areas of the Counties of Riverside and San Bernardino.
• The City has a low segregation level for each racial/ethnic group, compared to a moderate
level of segregation for the bi-county region. While there was an increase in the City’s
segregation level since 1990, it has remained in the low level category and the City became
more balanced between 2000 and 2010.
• Hispanics represent the largest minority population group residing in Palm Desert, though
at a lower percentage compared to the region. The City has two majority minority
neighborhoods: census tracts 451.08 (56.8%) and 451.18 (56.4%). Almost one-half of the
population in census tract 451.08 is Hispanic, and census tract 451.18 is majority Hispanic.
• Special populations including female householders, people with limited English-speaking
proficiency, residents with disabilities, and families with children are not segregated in
particular neighborhoods.
• Although substandard housing and overcrowding do not adversely impact a large number
of households in Palm Desert, cost burden and severe cost are serious problems. The most
significant cost burden disparity is between Black households (33.33%) and all other
households.
• The City is in a generally similar but slightly better situation compared to the region on
housing problems. For example, a much lower percentage (9.18%) of the City’s family
households with fewer than five persons experience severe housing cost burden compared
to the Region’s (18.78%), and no Native American households in the City had severe
housing cost burdens while 19.53% of the Region’s households did.
• A comparison to cost burden and severe cost burden based on 2010-2014 data in the AFH
to 2013-2017 data (Table III-43) shows that the percentage of cost burdened households
dropped significantly for both renters and owners.
• Two population groups have an ownership rate of more than 50%: White/Non-Hispanics
at 72%, and Asian/Non-Hispanics at 61%. Only about one-third of Hispanics and Other
households are home owners.
• Between Fiscal Years 2007/08 and 2015/16, a total of 152 housing discrimination
complaints were filed by Palm Desert residents at the Fair Housing Council of Riverside
County (FHCRC). The majority (59.9%) were on the basis of disability, followed by 14.5%
on the basis of race and 6.6% on the basis of familial status (other categories each
represented 5.3% or less of the total).
• The analysis of access to opportunity involved education, employment, transportation,
poverty and environmental health, and found no significant disparities in terms of
race/ethnicity or between different neighborhoods/census tracts. Affordable housing is
located in seven census tracts/neighborhoods and is not concentrated geographically. Thus,
the residents of affordable housing share the same access to opportunity as the occupants
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of market rate housing. The Citywide trend of access to opportunity is considered stable or
even improved over time, based on the fixed service providers and growth in the City and
Coachella Valley area.
• In general, the City residents enjoy better access to opportunity compared to the regional
level, including more proficient schools, a low poverty rate, higher proximity to jobs,
higher labor force participation, better transit access and lower transportation costs, and
better environmental health.
• Evidence provided by the HUD tables and maps reveal there are no disparities in access to
environmentally healthy neighborhoods. When compared with the Region, the City
residents scored much higher. The City ranged from 53.59 for Whites to 62.28 for Asians.
This is a much narrower range than the Region and demonstrates there are no significant
differences in labor market access experienced by the different racial and ethnic
populations living in Palm Desert.
Based on its analysis and findings, the 2017 AFH identified five goals to further housing equity in
Palm Desert: 1) preservation of affordability of housing units that could convert to market rate
housing, 2) increasing the number of affordable units for families with children and people with
disabilities, 3) increasing awareness among residents of housing discrimination and how to file
complaints with the Fair Housing Council of Riverside County (FHCRC), 4) evaluating available
housing sites in terms of how they meet the siting selection policies of affordable housing funding
programs, and 5) increasing the supply of housing for households with disabilities or other special
needs. These and other goals pertaining to housing equity are incorporated into the Goals, Policies,
and Programs section. Affordable housing units are geographically distributed throughout the
community to avoid clustering of economic, racial, and other populations. The City continues to
coordinate with and refer interested and concerned parties to the FHCRC, whose responsibilities
are described further below.
County, State, and Federal Programs
There are numerous programs available to provide rental assistance and to encourage the
construction of new affordable housing. The following programs are available in the City of Palm
Desert:
Housing Choice Voucher (Section 8) Assistance
The Riverside County Housing Authority administers the Housing Choice Voucher (HUD Section
8) rental assistance program to lower income renters within the City. During the 2014-2021
planning period, an average of 41 households per year that lived in Palm Desert Housing Authority
properties received Section 8 housing assistance.
Fair Housing Council of Riverside County
The City works with the Fair Housing Council of Riverside County (FHCRC) to provide anti-
discrimination services, 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.
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CalHFA First Mortgage Loan Programs
The California Housing Finance Agency (CalHFA) offers a variety of loan programs for low and
moderate income first-time homebuyers who secure a CalHFA 30-year fixed mortgage.
CalFHA Downpayment Assistance Program
Moderate income households may receive a deferred loan of up to the lesser of 3.5% of the
purchase price or appraised value of a home, to be applied to the down payment and/or the closing
costs for the residence, with a cap of $10,000.
HomeChoice Program
This State program provides disabled low and moderate income households with a low-interest
30-year mortgage for a first-time homebuyer.
California Low-Income Housing Tax Credit Program
This competitive State program provides tax credits to private sector developers who provide
affordable rental units within their projects. The units can consist of all or part of a project and
must meet certain specified criteria. Units must be restricted for a period of at least 55 years.
ASSESSMENT OF FAIR HOUSING
AB 686 requires that all housing elements due on or after January 1, 2021, must contain an
Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by
the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.
Under state law, AFFH means “taking meaningful actions, in addition to combatting
discrimination, that overcome patterns of segregation and foster inclusive communities free from
barriers that restrict access to opportunity based on protected characteristics.”
The City has completed the following:
• Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing
Opportunities throughout the Community for Protected Classes (applies to housing
elements beginning January 1, 2019).
• Conduct an Assessment of Fair Housing, which includes a summary of fair housing issues,
an analysis of available federal, state, and local data and local knowledge to identify fair
housing issues, and an assessment of the contributing factors for the fair housing issues.
• Prepare the Housing Element Land Inventory and Identification of Sites through the lens
of Affirmatively Furthering Fair Housing.
To comply with AB 686, the City has completed the following outreach and analysis.
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Outreach
As discussed in the Public Participation section of this Housing Element, the City held three
community workshops during the Housing Element Update process (see Appendix A for outreach
materials). The City made concerted efforts to reach all segments of the population for input into
the Housing Element update. The first workshop was held with the Palm Desert Housing Authority
Housing Commission on January 6, 2021. The Commissioners indicated that senior units were
needed at affordable rents, and that the upcoming planning period seemed to be well planned for,
given the projects that were moving forward.
On January 21, 2021, a second workshop was held after inviting a mix of affordable housing
developers, public agencies, interested parties and individuals via email. The City also sent formal
invitations to 21 organizations, including Habitat for Humanity, Community Housing
Opportunities Corp., Lift to Rise, and the Coachella Valley Housing Coalition, and advertised on
the City’s website and in the Desert Sun newspaper. The City provided accommodation for persons
requiring hearing or visual assistance for the virtual workshop, although none was requested from
participants. Seventeen (17) people attended and actively contributed with opinions and
suggestions. Participants expressed strong support for the City’s density increase to 40 units per
acre. Affordable housing developers, including CVHC and CHOC, indicated a strong desire to
work with the City on projects, and clearly expressed their concerns regarding the funding of
projects, which require too many funding sources in recent years. The City concurs with
developers’ concerns about funding sources, and has included programs for projects in this
Element where the City will leverage its land to help with private developers’ funding applications.
However, the Legislature’s removal of housing set aside for affordable housing limits the City’s
participation in projects during the planning period, and the City has shifted its focus in programs
to work with private parties to construct the required units.
The City also held two City Council study sessions on March 25 and September 9, 2021. The City
Council listened to a staff-led presentation, and asked questions about various projects and sites
on the City’s inventory. The focus of development in the University Park area for student and
faculty housing for the future expansion of the universities in this area was considered a top
priority.
Assessment of Fair Housing
California Government Code Section 65583 (10)(A)(ii) requires the City of Palm Desert to analyze
areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to
opportunity, and disproportionate housing needs, including displacement risk. The 2021 California
Department of Housing and Community Development (HCD) and the California Tax Credit
Allocation Committee (TCAC) Opportunity Areas are rated by a composite score of resource
levels in the following aspects: access to effective educational opportunities for both children and
adults, low concentration of poverty, low levels of environmental pollutants, and high levels of
employment and close proximity to jobs, among others. High and highest resource areas are those
with high index scores for a variety of educational, environmental, and economic indicators. These
indicators include access to effective educational opportunities for both children and adults, low
levels of environmental pollutants, high levels of employment and close proximity to jobs, and
low concentration of poverty, among others.
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According to Figure 1,
TCAC Opportunity Areas,
the majority of the City is
considered “Highest
Resource” and the area just
north of Highway 111 and
three blocks north of Country
Club Drive are considered
“High Resource.” TCAC and
HCD did not designate any
portion of the City of Palm
Desert as a “Low Resource”
area which typically have the
most limited access to all
resources.
Areas of high segregation
and poverty are those that
have an overrepresentation
of people of color compared
to the County, and at least
30% of the population in
these areas is below the
federal poverty line ($26,500
annually for a family of four
in 2021). There is no “High
Segregation and Poverty”
area in or near the City of
Palm Desert (Figure 1).
The City prepared an
Assessment of Fair Housing
(AFH) in 2017 in association with its receipt of federal Community Development Block Grant
(CDBG) funds. The AFH was based on data analysis, community participation, and input from
public health, social service, and housing organizations. The AFH included analysis to identify
trends and patterns over time and also compare the City to the regional level (including Riverside
and San Bernardino Counties). The AFH identified no racially or ethnically concentrated areas of
poverty (R/ECAPs) in Palm Desert since 1990. In the region, TCAC and HCD identified R/ECAPs
in the cities of Cathedral City, Desert Hot Springs, Indio and Coachella as well as the
unincorporated areas of Riverside County. The 2017 AFH also found R/ECAPs in the cities of
Victorville, San Bernardino, Riverside, Moreno Valley as well as the unincorporated areas of San
Bernardino County.
Integration and Segregation Patterns
To assess patterns of segregation and integration, the City analyzed four characteristics: race and
ethnicity, disability, income, and familial status.
Figure 1
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III-38
Race and Ethnicity
The diversity index was used to
compare the racial and ethnic
diversity within the City and
surrounding communities.
Diversity Index scores range
from 0 to 100, where higher
scores indicate higher diversity
among the measured groups. As
shown in Figure 2, Diversity
Index, there is a mosaic of
diversity index scores in the City,
with higher diversity in the
middle and eastern portions of the
City, and lower diversity in the
northern and southern portions.
The area immediately east of the
City in the census designated
place of Bermuda Dunes has a
higher diversity index score than
anywhere within City limits.
According to the 2015–2019
American Community Survey,
over half (66%) of Palm Desert
residents identify as white, non-
Hispanic, and 23.5% of the
population are of Hispanic or
Latino origin. In Bermuda Dunes,
there is a slightly higher
percentage (33.8%) of population
that are of Hispanic or Latino
origin, and a slightly lower percentage (58.5%) of white, non-Hispanic residents. In contrast,
Thousand Palms, a census designated place immediately north of Palm Desert, has over half
(51.3%) of its population of Hispanic or Latino origin and 46.7% white, non-Hispanic residents.
While there are not any racially or ethnically concentrated areas of poverty in or near Palm Desert,
there is potential for a diversity level gap to develop between the City and surrounding
communities. Palm Desert sees a similar pattern of predominant population – white majority tracts
– as the cities of Rancho Mirage and Indian Wells to the west and east of, respectively. The highest
diversity index score in the surrounding communities is found in Bermuda Dunes (81.6), while
areas with diversity index scores higher than 85 in the region are seen in the cities of Indio, Palm
Springs, Desert Hot Springs, and Coachella as well as unincorporated Riverside County in the
western and eastern Coachella Valley.
Figure 2
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General Plan/Housing Element
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III-39
Desert Willow Golf Resort,
located on the north side of
the City, has a median
income greater than
$125,000 (Figure 3). The
resort also falls in Census
Tract 449.19, which is
identified to have 84.8% of
white, non-Hispanic or
Latino population. While
HCD has not released an
adjusted methodology for
Racially Concentrated Areas
of Affluence (RCAA) for
California as of August
2021, the national criteria
defined RCAA as census
tracts where 1) 80% or more
of the population is white,
and 2) the median household
income is $125,000 or
greater. Therefore, the
Desert Willow Golf Resort
may have the potential to
qualify as an RCAA.
According to the 2017 AFH,
the City has a low
segregation level for each
racial/ethnic group,
compared to a moderate
level of segregation for the bi-county (Riverside and San Bernardino) region. While there was an
increase in the City’s segregation level since 1990, it has remained in the low level category and
the City became more balanced between 2000 and 2010. The City has established Programs 1.A
through 1.C to plan and implement affordable housing developments in highest and high resource
areas. These programs can further promote a racially and ethnically integrated community.
Disability
In 2014, the percentage of the population with a disability was highest (25.2%) in the three blocks
north of Country Club Drive, which comprise of Palm Desert Greens Country Club, Desert Willow
Golf Resort, Desert Falls Country Club and Avondale Country Club. Areas north and south of
these country clubs had the lowest percentages of population with a disability (below 9%).
According to the 2015–2019 ACS, the areas with low percentages of population with a disability
(under 10%) have shifted/expanded to some extent, although two blocks in the northeastern City
corner have an increased percentage (20.4%) since 2014 (13.3%), which comprise of Indian Ridge
Country Club, Palm Desert Resort and Country Club, and Woodhaven Country Club. These
Figure 3
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III-40
percentage and geographic distribution changes are limited, in that no tract has had higher than
30% population with a disability. The City has a no-fee application process for reasonable
accommodation, and assisted more than double the disabled residents between 2014 and 2020
(from 91 to 188 residents) in Housing Authority owned properties. The City does not impose any
restrictions or barriers to the organic changes/movements in the community and will continue to
approve and assist housing developments for disabled residents (Program 5.B).
Income
The City also assessed the concentrations of households below the poverty line across the City to
analyze access to adequate housing and jobs. As shown in Figures 3 and 4, there is a higher
percentage of residents who fall below the poverty line ($26,500 for a family of four in 2021) in
the central portions of the
City, than to the south and
north. Generally, the central
City has seen an increase in
percentage of residents
below the poverty line from
2014 to 2019. Certain areas
south of Highway 111 and
Chaparral Country Club
along the western City
boundary have seen lower
percentages of residents
below the poverty line from
2014 to 2019. As shown in
Table III-17, Vacancy
Status – 2018, the City of
Palm Desert has a vacancy
rate of 10.7% for rental
units and 6% for ownership
units, which may indicate
some excess supply in the
rental market.
Familial Status
The City of Palm Desert has
areas with higher
percentages (40%-60%) of
children in single female-
headed households along
the western and eastern City
boundaries. Most of these
areas have median income below the HCD 2020 State Median Income ($87,100), and along the
western City boundary also overlap with a higher percentage (21.8%) of population below poverty
level compared to other areas in the City. The City has higher concentrations (60%-80%) of
households with children in the southern and eastern portions of the City, similar to the
Figure 4
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III-41
geographical extent in the City of Rancho Mirage on the west but fewer than the cities of Indian
Wells and La Quinta on the east. One such area near the southeastern City boundary has median
income below the 2020 State Median Income. The City has a majority of two- to three-bedroom
units (75.2%) according to the 2015-2019 ACS, which should be able to serve the needs of single-
parent and family households with children.
Assessment and Actions
Given the factors considered above, there is no evidence of segregation based on disability in the
City, but there may be segregation based on income and potentially familial status (single female-
headed households with children) and opportunity to improve integration within Palm Desert and
also across surrounding communities. As shown in Figures 3 and 4, Palm Desert has a relatively
low concentration of lower income households in the Coachella Valley. The cities of Cathedral
City, Palm Springs and Desert Hot Springs to the west, the cities of Indio and Coachella as well
as unincorporated areas in both western and eastern valley have areas with higher rates of
households living below the poverty line. While incomes in certain areas of the City are lower, the
entire City is not considered disadvantaged economically because the median income is above
80% of the statewide average ($59,977 in Palm Desert; $75,235 in California, 2015-2019 ACS).
While existing affordable housing units are located throughout the City including the lower income
areas, there may be potential demand for more affordable housing, especially along the Highway
111 corridor. Expanded housing options at a diversity of price-points can help encourage a more
economically diverse community.
However, as shown in Figure 5, Jobs Proximity Index, the City is rated with the closest proximity
to employment opportunities (>80 rating), except for small portions on the southern and eastern
boundary (60-80 rating). Because all lower income areas are rated “High Resource” or “Highest
Resource” (Figure 1 TCAC Opportunity Areas) and with close proximity to employment
opportunities (>60 rating), this suggests that access to opportunities should not be the driving factor
behind the concentration of lower income households, but likely the type of jobs and housing
available.
The City is aware that the COVID-19 pandemic can disproportionally impact potentially
disadvantaged residents, households and small businesses. The City of Palm Desert ran an
Emergency Rental Assistance Program to assist market-rate rental properties impacted by the
pandemic. Qualified households must meet certain requirements, including having experienced a
loss of income directly related to the pandemic and earning less than 80% of the area median
income. The program provides financial assistance in the form of rental arrears to rental properties
for delinquent payments for April 2020 and/or beyond. Eligible rental properties include multi-
family homes (2 units or more), single-family homes (attached or detached) and accessory
dwelling units. The City estimates serving up to 60 qualified households with assistance up to
$5,000 per rental unit, and intends the program as an economic recovery tool for rental property
owners and a safety net for low- and moderate-income households.
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The City of Palm Desert in
conjunction with Coachella
Valley Economic
Partnership and the
California Governor's
Office of Emergency
Services offers no-cost
Personal Protective
Equipment (e.g. face masks,
face shields and hand
sanitizer) to Palm Desert
businesses. This program
helps alleviate overhead
costs for small businesses
and ensure compliance with
state guidelines for the
safety of all.
Access to Opportunity
The TCAC Opportunity
Areas (2021) designated for
Palm Desert were reviewed
by City staff. For the
Composite Score shown in
Figure 1, the majority of the
City is rated “Highest
Resource”, and an area just
north of Highway 111,
along with five country
clubs in the northern City
are rated “High Resource”.
The individual scores for
the economic, education and environmental domains were reviewed to identify any disparities in
access to opportunity. Most of the “High Resource” areas are rated with a lower economic domain
score (0.25-0.50), which indicates relatively less positive economic outcome. It is unclear why the
area north of Highway 111 scores lower in the economic domain, as it contains the Westfield
Shopping Mall and College of the Desert, which hosts regular farmer’s markets and other
activities. The majority of the City scores in the highest range for the education domain (>0.75),
which indicates more positive education outcomes. The remaining areas score slightly lower (0.50-
0.75), which includes a primarily commercial area in the northwestern corner of Highway 111
corridor and the five country clubs that are rated “High Resource”, as well as a portion of Bighorn
Golf Club and Ironwood Country Club on the southern City boundary. The entire City scores in
the highest range for the environmental domain (0.75-1), which indicates more positive
environmental outcomes.
Figure 5
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There is no transportation score on the HCD data portal. However, all the “High Resource” areas
score in the highest range of Jobs Proximity Index (>80), which indicates closest proximity (Figure
5). The area north of Highway 111 is well served with multiple bus routes (Routes 1, 1X, 4, 5, 6)
provided by SunLine Transit Agency. The five country clubs north of Country Club Drive have
access to transit service, with bus stops in the area served by SunLine Routes 4 & 5. SunLine also
provides the SunDial paratransit service, which is available within ¾ of a mile on either side of a
bus route for people who are functionally unable to use the fixed-route service either permanently
or under certain conditions. The SunDial service covers the majority of the five country clubs and
serves people with limited mobility.
In summary, the City scores in mid-range and above for all individual and composite scores, except
for the idiosyncrasy in economic domain score. There is no significant or obvious pattern of
disparity in access to opportunity for City residents, including people with protected
characteristics. This finding is consistent with the City’s 2017 AFH, which contains an analysis of
access to opportunity involving education, employment, transportation, poverty and environmental
health, and found no significant disparities in terms of race/ethnicity or between different
neighborhoods/census tracts. The 2017 AFH also determined that Palm Desert residents generally
enjoy better access to opportunity compared to the regional level, including more proficient
schools, a low poverty rate, higher proximity to jobs, higher labor force participation, better transit
access and lower transportation costs, and better environmental health.
Currently, affordable housing in Palm Desert is located in seven of the 18 census tracts that occur
in the City. While there may be small clusters of affordable housing developments, it is important
to note that the City is comprised of many country clubs with defined boundaries, which leave
limited options for new housing developments. The City and its Housing Authority have managed
to disperse affordable units throughout the City so that overall, they are not concentrated
geographically. The residents of affordable housing units share the same access to opportunity as
the occupants of market rate housing units. Affordable housing projects include Housing Authority
owned family and senior apartments, Housing Authority owned or assisted ownership projects,
privately developed and assisted ownership projects, and privately developed rental properties.
There are a variety of affordable housing units in the central Highway 111 corridor south of Fred
Waring Drive, including family apartments for very low to moderate income tenants such as
Neighbors Garden Apartments (24 two-bedroom units), Laguna Palms (48 studio, one-bedroom,
and two-bedroom units), Palm Village Apartments (36 two-bedroom units), Santa Rosa
Apartments (20 two-bedroom units), Taos Palms (16 two-bedroom units), Carel Trust (1 two-
bedroom apartment), and Candlewood Apartments (30 one- and two-bedroom units). There are
also senior apartments for very low to moderate income tenants, including The Pueblos (15 one-
bedroom units), Catalina Gardens (72 studio and one-bedroom units), River Run One (2 studio
apartments), Legend Gardens (assisted living facility with 10 one-bedroom units), and Atria Palm
Desert (assisted living facility with 5 one-bedroom units). Residents enjoy walking access to the
various retail, restaurants, grocery and personal services in the Highway 111 corridor and El Paseo
commercial district. Within a half-mile distance, Abraham Lincoln Elementary School and Palm
Desert Charter Middle School are located to the northeast, George Washington Charter School to
the southeast, and Mirus Secondary School to the west. College of the Desert, the Palm Desert
Branch Library, Civic Center Park and Palm Desert Aquatic Center are also located conveniently
to the northwest within walking distance.
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Additional affordable family apartments for very low to moderate income ranges are located west
of the College of the Desert near the Highway 111 corridor, including One Quail Place (384 one-
and two-bedroom units) and Desert Pointe (64 studio, one-bedroom, and two-bedroom units). The
Portola Palms Mobile Home Park is located nearby, in between City parks and public schools, and
includes 23 mobile homes for very low and low income ranges.
In the central part of City, there are several affordable family housing projects for very low to
moderate income households: Hovley Gardens Apartments (162 two- to four-bedroom rental
units), Falcon Crest (93 three and four-bedroom single-family homes), and La Rocca Villas (27
one-bedroom apartments). There are also 11 self-help homes restricted to lower income
households. This area includes James Earl Carter Elementary School, the City of Palm Desert
Hovley Soccer Park, medical offices, restaurants, and a range of service commercial stores. The
Palm Desert High School is located within a mile to the south. SunLine Bus Route 5 serves the
area with stops nearby on Cook Street. To the east of Palm Desert High School is Desert Rose, a
single-family project with 161 three and four-bedroom units restricted to purchasers in the very
low, low, and moderate-income categories. Facilities within the project include community
recreation and daycare. Desert Rose residents have relatively close access to amenities and services
in the Highway 111 corridor to the south.
On the east side of the City, California Villas, located in the Palm Desert Country Club community,
provides 141 one-bedroom units to very low to moderate income households. In the same
neighborhood there is Villas on the Green, which consists of 76 studio, one, and two-bedroom
units for persons over 55 years of age. Another senior housing project, Carlos Ortega Villas (72
one- and two-bedroom units) is located further east immediately south of a neighborhood
commercial plaza. Both of these senior apartments are available for the very low to moderate
income categories. Joe Mann Park is located just west of Carlos Ortega Villas, and Gerald R. Ford
Elementary School is within walking distance to the south of California Villas. SunLine Bus
Routes 6 & 7 serve the area with stops on Fred Waring Drive and Washington Street.
Several other affordable housing projects are scattered on the north side of the City, including a
senior apartment, Las Serenas Apartments (150 one- and two-bedroom units), and two family
properties, The Vineyards (52 one and two-bedroom reserved units) and The Enclave (64 one, two,
and three bedroom units). All three projects are available to very low, low and moderate income
categories. Depending on location, these projects may not have access to bus service in the
immediate area, but are within a one-mile radius of neighborhood-serving commercial
developments including grocery shopping and restaurants.
None of the currently affordable housing apartments in the City are at risk of losing affordability
restrictions during or within 10 years of the planning period. There are 67 restricted ownership
units built or rehabilitated by private parties that are at risk of converting to market rate housing.
These include individually owned single-family homes and mobile homes throughout the City.
The City is committed to extending covenants as described in Program 3.C.
In addition to planned and pending affordable housing projects described in the Land Inventory
(Tables III-47 & III-48) of this Housing Element, the City will establish a pilot program to
encourage development of accessory dwelling units (ADUs) and junior accessory dwelling units
(JADUs) as described in Program 1.G, in an effort to expand housing choices in the highest
resource areas.
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Disproportionate Housing Need and Displacement Risk
As discussed under Existing Housing Stock (Table III-18), overcrowding is not a significant issue
in the City of Palm Desert. As of the 2014-2018 ACS, only 4.0% of households in the City are
considered overcrowded, with a higher percentage of renter households (8.0%, or 741 households)
experiencing overcrowding. Among owners, 1.5 percent of households (218 households)
experience overcrowding.
A comparison to cost burden and severe cost burden based on 2010-2014 data in the AFH to 2013-
2017 data (Table III-43) shows that the percentage of cost burdened households dropped
significantly for both renters and owners. However, nearly half (48.2%) of renters experience
overpayment. The median
rent ($1,260, Table III-44)
in Palm Desert would result
in a 4-person households
with very low income
($37,650, Table III-42) to
overpay. As the 2013-2017
CHAS shows in Table III-
43, 72.7% of all lower-
income households in Palm
Desert pay at least 30% of
their income toward
housing costs; among them,
67.8% of lower-income
owner households are
overpaying and 77.0%
lower-income renter
households are overpaying.
However, as shown in
Figure 6, overpayment by
renters in 2019 was not a
unique situation in Palm
Desert, rather it is a chronic
issue to be addressed both
locally and regionally.
Regionally, overpayment
among renters tends to be
higher in the western and
eastern Coachella Valley,
including the cities of
Desert Hot Springs and
Coachella and
unincorporated areas of Riverside County. The City is in a generally similar but slightly better
situation compared to the region. For example, a much lower percentage (9.18%) of the City’s
family households with fewer than five persons experience severe housing cost burden compared
to the Region’s (18.78%), and no Native American households in the City had severe housing cost
Figure 6
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III-46
burdens while 19.53% of the
Region’s households did.
The City of Palm Desert sees
a similar extent of renter
overpayment to the cities of
Rancho Mirage, Cathedral
City, Palm Springs and
Indio, but more overpayment
than the cities of Indian
Wells and La Quinta. In the
Coachella Valley,
overpayment among owners
is less prevalent compared to
renters. Most of the valley
saw fewer than 60% of
owners experience
overpayment in 2019,
including the entire City of
Palm Desert. Certain
portions of the City have
fewer than 40% of owners
overpaying for housing.
Overpayment increases the
risk of displacement for
residents who can no longer
afford their housing costs.
The City has included all the
programs under Goals 1 & 2
to carry out planned
affordable housing projects
and preserve and maintain
existing affordable units. The
City also aims to ensure adequate Section 8 housing assistance through outreach to the County
Housing Authority.
In addition to overpayment, over half (63.6%) of the housing stock in Palm Desert is older than 30
years, with approximately 11.4% over 50 years old. Older houses often require some type of repair
or rehabilitation, and the cost of such repairs can be prohibitive, which makes the owner or renter
live in unhealthy, substandard housing conditions or get displaced if the house is designated as
uninhabitable and the owner does not complete repairs. However, older homes, particularly those
built during the mid-century period in the City are sought after, and are more likely to be
conserved. The City refers lower income households to SCE’s HVAC replacement program,
averaging about 7 referrals annually when replacement of HCAC units is required. The City also
runs a Home Improvement Program (HIP) to assist lower-income households with home repairs
depending on funding availability. While only the Emergency Grant Component is currently
funded, the City will consider CDBG funds to allow more participants in the HIP, especially for
Figure 7
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the units identified as lacking adequate kitchen and plumbing facilities (Program 2.A). The City
will continue to provide program materials in languages other than English, as needed (see
Program 11.A).
Homelessness
According to the 2019 Homeless Point-In-Time (PIT) Count for Riverside County, there were 23
unsheltered homeless individuals in Palm Desert (see Table III-31). The City participates in
CVAG’s Homelessness Initiative and the previous Homelessness Strategic Plan, and contributes
over $100,000 annually to the Coachella Valley Association of Governments (CVAG) for regional
homelessness services. The City permits homeless shelters in the Service Industrial (SI) zone and
transitional and supportive housing in all residential zones. Program 5.D commits the City to bring
its Zoning Ordinance in compliance with AB 101 for Low Barrier Navigation Center requirements
on homeless shelters, and AB 139 for parking requirements at homeless shelters.
Mortgage Loan Indicators
Data related to home loan applications is made available annually through the Consumer Financial
Protection Bureau, through the Home Mortgage Disclosure Act (HMDA). The data is organized
by census tracts rather than local jurisdictions, and thus the following analysis is based on census
tracts located entirely within the City of Palm Desert (451.14, 451.15, 451.16, 451.19, 449.29,
449.30, 449.19, 449.22, 449.27, 445.20, 514). Among first mortgage loan applications originated
in Palm Desert in 2020, 76.4% were made to white applicants. For 16.3% of loans issued, race
data was not available. Among first mortgage loan applications originated in Palm Desert in 2020,
Asian (101, 3.2%), Black or African American (50, 1.6%), American Indian or Alaska Native (11,
0.3%) and Native Hawaiian or Other Pacific Islander (3, 0.1%) homebuyers received a small
percentage of total mortgage loans. These percentages are lower than the corresponding race
distribution of Palm Desert for white, Asian, and Black or African American groups. Considering
the 16.3% of loans with unavailable data on race and geographical area covered in the analysis,
the pattern is consistent with the City-wide race distribution. HMDA data combines data on
Hispanic or Latino identity within other race categories; approximately 5.6% (180) of 3,199 loan
applications that were originated went to borrowers identifying as Hispanic or Latino. The majority
(447, 74.4%) of the 601 first mortgage loan applications that were denied were denied to white
applicants (including 32 borrowers that also identified as Hispanic or Latino). Twenty (3.3%)
applications were denied to Asian borrowers, nine (1.5%) were denied to borrowers identified as
Black or African American, and two (0.3%) were denied to borrowers identified as American
Indian or Alaska Native. The racial distribution in denied applications are proportional to that in
originated loan applications and is considered consistent with the City-wide race distribution.
In 2019, the origination rate to white applicants was marginally higher than in 2020, with 77.9%
of the 1,783 first mortgage loans originated for home purchases going to white residents. Black
(1.1 percent, or 19 loans) and Asian (3.4%, or 60 loans) residents had about the same share of
loans originated in 2019 as compared to 2020. The origination rates for American Indian or Alaska
Native (0.3%, or 5 loans) and Native Hawaiian or Other Pacific Islander (0.1%, or 2 loans) groups
in 2019 were the same as in 2020. Race data was not available for 15.1% of first mortgage loans
originated. Of the 402 first mortgage loans that were denied in 2019, 72.6% were denied to white
applicants (292 loans, including 24 borrowers that also identified as Hispanic or Latino). Eight
applications were denied to Asian borrowers, four each were denied to borrowers identified as
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Black or African American and Native Hawaiian or Other Pacific Islander, and two were denied
to American Indian or Alaska Native borrowers. Approximately 6.1% of loans originated and 8.5%
of loans denied were for applicants who identify as Hispanic or Latino, though these loans are also
counted within other race categories. As described in Programs 4.A and 11.A, the City will strive
to ensure equal access to lending programs for people in all segments of the population and prevent
any discriminatory practices based on race, color, national origin, religion, sex, age, or disability.
Enforcement and Outreach Capacity
The City complies with fair housing laws and regulation and enforces fair housing through
periodical review of City policies and code for compliance with State law and investigation of fair
housing complaints.
In 2017, the City prepared an Assessment of Fair Housing (AFH) in association with its receipt of
federal Community Development Block Grant (CDBG) funds. The City is set to meet housing
element deadlines through efforts from both staff and consultants, and also update zoning laws and
policies to ensure compliance with fair housing law upon adoption of the Housing Element update.
The City has included an action in Program 9.A to update its Zoning Ordinance for density bonus
requirements set forth in AB 2345. Program 8.A requires the City to maintain the Housing Overlay
District and ADU standards in the Zoning Ordinance, and Program 1.G will create a pilot program
to encourage accessory dwelling units dedicated as affordable units. Within a year of the Housing
Element adoption, the City will ensure that the Zoning Code and land use policies comply with
state laws and policies to allow a variety of housing types to serve all needs, encourage patterns of
integration, and provide accommodations for protected classes.
In addition to zoning and development standards, fair housing issues can also arise from rental,
lending and purchase of housing including discriminatory behaviors by landlords, lenders, and real
estate agents. Typical issues include refusal to grant reasonable accommodation requests or allow
service animals, selective showing of property listings based on familial status, sex, religion, or
other protected class, and more. The City complies with fair housing law on investigating such
complaints by referring interested and concerned parties to Fair Housing Council of Riverside
County (FHCRC).
FHCRC is a non-profit organization approved by HUD that fights to protect the housing rights of
all individuals and works with government offices to ensure fair housing laws are upheld. FHCRC
services include anti-discrimination outreach and investigation, mediation of landlord-tenant
disputes, credit counseling and pre-purchase consulting, first-time homebuyer workshops, and
foreclosure prevention/loan modification services. Between Fiscal Years 2007/08 and 2015/16, a
total of 152 housing discrimination complaints were filed by Palm Desert residents at the Fair
Housing Council of Riverside County (FHCRC). The majority (59.9%) were on the basis of
disability, followed by 14.5% on the basis of race and 6.6% on the basis of familial status (other
categories each represented 5.3% or less of the total).
FHCRC provided counseling related to lending discrimination for the City’s 2017 AFH. The AFH
found that the census tracts with the highest loan denial rates (449.19 and 451.24) had low
percentages of minority populations (10.7%). FHCRC’s comprehensive audit on rental, sales and
lending in 2013 did not have specific findings to Palm Desert, but did indicate that discrimination
occurred on the basis of race and national origin during the loan application process and sale and
rental housing in Riverside County.
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HUD’s Region IX Office of Fair Housing and Equal Opportunity (FHEO) provided case records
for Palm Desert in July 2021. Fifteen fair housing cases were filed with their office during the
previous planning period, with seven based on disability, four based on familiar status, three on
retaliation, two on religion and one each based on race/sex/national origin. Note that three of the
cases were filed on multiple bases. Six of these cases were closed due to no cause determination,
and one case remains open. Seven cases were closed with successful conciliation/settlement for
issues such as refusal to rent, discriminatory advertising/acts/terms and conditions, or failure to
make reasonable accommodation. All but two of these cases were handled through the Fair
Housing Assistance Program (FHAP), in which HUD funds state and local agencies that
administer fair housing laws that HUD has determined to be substantially equivalent to the Fair
Housing Act. The California Department of Fair Employment and Housing (DFEH) is the only
certified agency for FHAP in California. Because state law has more protected classes than federal
law, DFEH may have additional case records. A request was made in July to DFEH, but they were
not able to provide data as of September 27, 2021.
FHCRC and DFEH did not provide additional location details for cases either because they do not
track the geographic origin of complaints or due to confidentiality concerns. The City continues to
work with agencies and local organizations to affirmatively further fair housing through
information dissemination, outreach and referral (Programs 4.A and 11.A).
Sites Inventory
The City examined the opportunity area map prepared by HCD and TCAC (Figure 1). The
opportunity area map designates the majority of the City as “Highest Resource”, and the remaining
as “High Resource”, which indicate areas whose characteristics have been shown by research to
support positive economic, educational, and health outcomes for low-income families—
particularly long-term outcomes for children. The City extends into the Santa Rosa Mountains in
the south, and much of the area near the southern City boundary is designated as Open Space on
the General Plan and not available for development. The City is primarily built out, and future
housing development will occur as mainly infill projects and on the north side of the City which
has larger vacant parcels.
Using the statewide opportunity area map, local knowledge, and indicators of segregation,
displacement risk, and access to opportunity as overlays to the City’s vacant land inventory, the
City was able to identify sufficient sites for affordable units in Palm Desert’s sixth cycle inventory
(See Land Inventory section of this Housing Element and Table III-47) in areas identified by
TCAC/HUD as either “Highest Resource” or “High Resource” with the highest Jobs Proximity
Index scores. As noted, there is no area of identified segregation in or near Palm Desert, and sites
in the inventory are located in areas ranging from lowest to highest diversity ratings (Figure 2).
However, some of the sites along the Highway 111 corridor are in areas with lower median
incomes (<$55,000) and a slightly higher percentage of population below poverty level (<30%)
and overpayment for housing.
As shown in the inventory map associated with Table III-47, the sites identified for the inventory
are located in different parts of the City in various zoning districts and dispersed to the extent
possible with available lands, which will encourage a mix of household types across the City. Most
of the sites identified for this Housing Element, primarily those located along the Highway 111
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corridor, will result in small-lot development and housing affordable to lower-income households.
Above moderate income units are expected to be market-driven, single-family homes traditionally
built in the City (see Table III-48). The above moderate income projects are located throughout
the City, many of which are near affordable housing sites or part of the same project as affordable
units (see map next to Table III-48). The vacant sites that are zoned suitably for multiple income
categories are typically found on the central and north sides of the City, where larger vacant parcels
are available for mixed-income projects which combat potential segregation and concentration of
poverty by providing a variety of housing types to meet the needs of residents in these areas.
Many sites identified for affordable housing are located along the Highway 111 corridor, which
offers a variety of resources and amenities. Multiple bus routes serve the area, which provide local
and regional connectivity in the City, Coachella Valley and Riverside County. The Highway 111
corridor area features walkable streets and neighborhoods, and provides walking access to retail,
restaurants, grocery and personal services. Several elementary and middle schools are located
nearby, as well as a community college and public facilities such as library and aquatic center.
These future housing sites affirmatively further fair housing through their close proximity to jobs,
neighborhood retail and services, education and transit, all of which can reduce the overall cost of
living for lower-income households. The stores, restaurants and offices in both the Highway 111
and El Paseo commercial districts provide varied job opportunities.
The City analyzed environmental constraints, including wildfire zones, 100-year flood zone, and
500-year flood zone, and confirmed that none of the sites identified are within or near any
identified hazard zones. The sites identified in the vacant land inventory are not at risk of any
environmental hazards. Evidence provided by the HUD tables and maps reveal there are no
disparities in access to environmentally healthy neighborhoods. When compared with the Region,
the City residents scored much higher. The City ranged from 53.59 for Whites to 62.28 for Asians.
This is a much narrower range than the Region and demonstrates there are no significant
differences in labor market access experienced by the different racial and ethnic populations living
in Palm Desert.
Contributing Factors
Discussions with community organizations, government agencies, affordable housing developers,
and the assessment of fair housing issues identified several factors that contribute to fair housing
issues in Palm Desert, including:
• Lack of affordable, accessible units in a range of sizes: Families with children and disabled
people have a high need for affordable housing.
• Lack of access to opportunity due to high housing costs including rising rents: Severe cost
burdens greatly reduce the income available to meet other family needs including food,
childcare, and medical expenses. This contributing factor also impacts households with one
or more disabled member.
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• Housing production out of balance with housing demand: New housing is needed to meet
the housing needs of all income groups and fair housing protected classes.
• Housing discrimination during the lending process
Based on this assessment, most of these contributing factors can be attributed to a common issue
of limited options and supply. The City identified three goals to further housing equity in Palm
Desert: 1) preservation of affordability of housing units that could convert to market rate housing,
2) increasing the number of affordable units for families with children and people with disabilities
or other special needs, 3) increasing awareness among residents of housing discrimination and
how to file complaints with local, state and federal agencies. These goals target all contributing
factors to fair housing issues identified above, and are incorporated into the Goals, Policies, and
Programs section. Programs 4.A and 11.A focuses on information dissemination to all segments
of the City population for affirmatively furthering fair housing and combating discrimination.
Additionally, the City has incorporated meaningful actions that address disparities in housing
needs and in access to opportunity for all groups protected by state and federal law, through
preservation and new development of affordable housing and encouraging a variety of housing
products including accessory dwelling units. (See Programs 1.A-G, 2.A, 2.B, 3.B-D)
AFFORDABLE HOUSING DEVELOPMENTS
The Palm Desert Housing Authority owns and operates approximately 1,114 rental housing units,
and private developers own and operate approximately 319 rental units. An additional 227 units
are anticipated. Additionally, the Housing Authority has assisted first-time lower income
homebuyers in purchasing 301 ownership properties. Each development is described below.
Palm Desert Housing Authority Owned and Assisted Rental Properties
The Housing Authority owns eight (8) multi-family apartment complexes and seven (7) senior
apartment complexes that provide affordable housing for lower income residents. Each of these
complexes is described below. Combined, there are a total of approximately 1,114 affordable
rental units that are Housing Authority owned and assisted. The number and mix of units and
households fluctuates based on occupancy and turnover. The following breakdown is based on
occupied units in January, 2021.
Family Apartments:
• One Quail Place provides 384 units, including 156 one-bedroom and 228 two-bedroom
apartments, available to lower income ranges. There are 220 very low, 113 low, and 39
moderate income households currently living in the complex.
• Desert Pointe is a 64-unit complex with 34 studio, 24 one-bedroom, and 6 two-bedroom
units which currently house 38 very low-income households, 15 low-income households,
and 8 moderate income household.
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• Neighbors Garden Apartments has a total of 24 two-bedroom units, 15 of which are rented
by very low-income households, 6 of which are low-income tenants, and 2 are rented to
moderate income tenants.
• Taos Palms provides 16 two-bedroom units to 10 very low, 4 low income households and
2 moderate income tenants.
• California Villas is a 141-unit project which provides one-bedroom units to 90 very low,
35 low and 10 moderate income households.
• Laguna Palms provides 48 units which include 4 studios, 18 one-bedroom, and 26 two-
bedroom units to 30 very low income, 10 low income, and 6 moderate income tenants.
• Palm Village Apartments provides 36 two-bedroom apartments. The property includes 20
very low income, 13 low income, and 2 moderate income tenants.
• Santa Rosa Apartments provides 20 two-bedroom units to 13 very low income, 6 low
income, and 1 moderate income tenants.
Senior Apartments:
• The Pueblos includes 15 one-bedroom units for 12 very low and 3 low income senior
households.
• Catalina Gardens provides 72 units, including 48 studio units and 24 one-bedroom
apartments to 66 very low, 4 low, and 2 moderate income senior households.
• Las Serenas Apartments has 150 units, including 100 one-bedroom and 50 two-bedroom
units rented to 118 very low-income, 23 low-income, and 8 moderate-income seniors.
• Candlewood Apartments provides a total of 30 units, including 26 one-bedroom units and
4 two-bedroom units to 22 very low, 5 low income and 3 moderate income senior
households.
• La Rocca Villas includes 27 one-bedroom apartments and houses 21 very low income, 4
low income and 2 moderate income residents.
• Carlos Ortega Villas provides a total of 72 units, including 64 one-bedroom and 8 two-
bedroom units, for 47 very low income, 22 low income, and 2 moderate income residents.
Palm Desert Housing Authority and City Assisted Ownership Projects
The Palm Desert Housing Authority and City provide financial assistance to eligible first-time
homebuyers with down payment monies needed to secure financing toward the purchase of a new
home in the Authority’s housing developments.
• Desert Rose, a 161-unit single-family project, was developed in 1994. The three and four-
bedroom units are restricted for a period of up to 45 years to purchasers in the very low,
low, and moderate-income categories. Facilities within the project include community
recreation and daycare.
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• Falcon Crest provides 93 three and four-bedroom single-family homes for 13 low and 80
moderate income households. The project was completed in 2007 and 2008 and includes
resale restrictions for a 45-year time period.
Privately Developed and Assisted Ownership Projects
The City and Palm Desert Housing Authority have provided various incentives to developers that
dedicate units as affordable and carry affordability restrictions.
• The Rebecca Road and San Marino Homes were part of the Acquisition Rehabilitation
Resale program. Three (3) single-family homes were rehabilitated and resold with resale
restrictions for low and moderate income households.
• Coachella Valley Housing Coalition (CVHC) 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 11 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.
• Portola Palms Mobile Home Park includes 23 mobile homes, 16 of which are very low
income, and 7 of which are low income. The project includes resale restrictions for 30
years.
• The Neighborhood Stabilization Program (NSP) was used to assist homeowners in the
purchase of two (2) single-family properties.
Privately Developed Rental Properties
The City has provided various incentives to developers that dedicate units as affordable and carry
affordability restrictions.
Family Properties:
• Hovley Gardens Apartments 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 Vineyards, which consists of a total of 260 units, includes 52 one and two-bedroom
units reserved for very low, low and moderate income households. The units were created
through the City’s density bonus program and the Agency has an option to purchase
affordability of an additional 52 units in the future.
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• 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 Carel family has 1 two-bedroom apartment available to lower income residents.
• L&T Development Company on Catalina Way includes 4 one-bedroom units for residents
with low incomes.
Senior Properties:
• Atria Palm Desert, an assisted living facility, includes 5 one-bedroom apartments for
residents with very low incomes.
• Bernard on Catalina Way includes 4 studio apartments restricted to low and moderate
income residents.
• Legend Gardens is an assisted living facility that includes 10 one-bedroom apartments for
residents with very low and low income levels.
• River Run One includes 2 studio apartments for residents with very low and low incomes.
• Villas on the Green, which consists of a total of 76 units, includes 15 studio, one, and two-
bedroom units for persons over 55 years of age in the very low, low and moderate income
categories. The units were created through the City’s density bonus program.
Affordable Housing Units Built During the 2014-2021 Planning Period
• Carlos Ortega Villas, a Palm Desert Housing Authority rental property described above,
was built in 2015. It includes 72 affordable senior units and incorporates a variety of energy
efficient design concepts, including passive heating and cooling, solar panels to generate
electricity, solar thermal panels for heating water, and water-efficient landscaping and
plumbing fixtures, with the long-term goal of having net zero energy usage.
• The City secured an agreement with the Legend Gardens assisted living facility for 10 one-
bedroom apartments for residents with very low and low income levels.
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.
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Governmental Constraints
Permit Processing
Palm Desert has historically provided expeditious processing for planning entitlements. The City
encourages the concurrent processing of applications and can complete the entitlement process on
most projects in three to six months, depending on the approving body and the complexity of the
application.
The City requires tract map review and approval for all single-family home tracts and a precise
plan for multi-family projects, both of which can be processed concurrently with any other permit
that might be required. For either, the review process is a simple analysis that assures that the
project’s design meets the requirements of the zone in which it occurs. Applications, when
complete, are circulated to other City departments for comments. The project is then reviewed by
the Architectural Review Commission (ARC) and approved by the Planning Commission. The
ARC provides technical review of the proposal, including the provision of parking, trash
enclosures and similar standards, and reviews the landscaping plans for water efficiency. The ARC
meetings are public, but are not noticed hearings. ARC review is scheduled within two to three
weeks of an application being found complete, and usually precedes Planning Commission hearing
by three to four weeks. The ARC provides recommendations to the Planning Commission, which
takes action on Precise Plan applications. Public notice and mailings are made 10 days prior to a
Planning Commission 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 findings focus on General Plan and
Zoning consistency, are not subjective and do not pose a constraint to development. The average
processing time for a typical application is 4 to 6 months, including the recently approved Montage
single family homes, which received approval in 6 months, which is generally consistent with most
Valley cities, and does not represent a constraint. The City also has a building permit streamlining
process, for a fee, and allows “at risk” building permit applications, which can be submitted
immediately following ARC review, and prior to Planning Commission approval.
The City has not received any requests for streamlined processing under SB 35, and to date has
relied on the requirements of law should an SB 35 project be proposed. In order to encourage
development of affordable housing under SB 35, Program 1.H has been added to require the
establishment of an SB 35 streamlining process within the first year of the planning period.
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. Building permits are processed,
generally in one to four months.
Development of residential projects under the City’s recent General Plan update have been
consistent with the densities allowed under the Land Use Map.
The City’s processes are not a constraint to the provision of affordable housing.
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Application Fees
The City posts current fees and exactions that are applicable to proposed housing development
projects on the City’s website, consistent with Government Code §65940.1(a)(1)(A). Table III-21,
below, illustrates typical permit fees for a hypothetical single-family subdivision and an apartment
project. Each fee is described in detail in subsequent sections of the Housing Element. The table
is not meant to be exhaustive, but provides a general representation of typical development fees.
Total fees for a 32-unit subdivision are estimated at approximately $19,041 131 per unit, 63% of
which ($11,908) are impact fees which are not controlled by the City. Total fees for a 32-unit
apartment complex are estimated at $7,498 589 per unit, 73% of which ($5,487) are non-City fees.
For an affordable housing apartment project with an average per unit cost of $208,200 per unit,
the City’s fees represent 3.6% of the cost of that unit, and are not a constraint to development.
Furthermore, the City has the ability to waive fees for affordable housing projects, with the
exception of fees not imposed by the City such as MSHCP fees, which further reduce the cost. The
City’s development fees are not an impediment to the provision of housing.
Table III-21
Typical Permit Fees for Housing Developments in Palm Desert
Fee Type
Typical Fees
32 Unit
Subdivision1
32 Unit Apartment
Project2
City Fees:
Planning Department:
Tentative Tract Map $3,308 n/a
Tentative Parcel Map n/a $1,203
Environmental Assessment $276 $276
Precise Plan $2,894 $2,894
Public Works Department3:
Grading Plan Check $3,023 $853
Subdivision Precise Grading Plan Check $3,500 n/a
SWPPP/NPDES Plan Check $176 $176
PM10 Plan Check $78 $78
Signing and Striping Plan Check $1,110 $1,110
Traffic Signal Plan Check $1,480 $1,480
Signalization Impact Fee $1,600 $1,600
Drainage Impact Fee (location dependent) $1,500 $1,500
WQMP Fee (deposit) $3,700 $3,700
Building and Safety Department:
Plan Check $46,080 $8,512
Inspection $72,960 $9,120
Permit Issuance $105 $105
New Construction Fee $25,600 $12,160
Fire Facilities Fee (location dependent) $22,688 $5,824
Art in Public Places Fee $41,080 $16,656
Subtotal, City Fees: $228,264 $64,353
Non-City Fees:
Strong Motion Implementation Program (SMIP) Fee $2,136 $866
Multi-Species Habitat Conserv. Plan (MSHCP) Fee $43,872 $8,128
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Table III-21
Typical Permit Fees for Housing Developments in Palm Desert
Fee Type
Typical Fees
32 Unit
Subdivision1
32 Unit Apartment
Project2
Transportation Uniform Mitigation Fee (TUMF) $73,920 $42,560
Desert Sands Unified School District (DSUSD) Fee $261,120 $124,032
Subtotal, Non-City Fees: $381,048 $175,586
Total Cost: $609,312612,206 $239,939242,833
Total Cost Per Unit: $19,041131 $7,498589
1 Assumes a 10-acre subdivision (4 du/ac + 2 addl. acres), 32 single-family dwelling units. Each unit is 2,000 square feet and
valued at $513,498 (average value from Table III-14).
2 Assumes a 2-acre parcel with 32-unit multi-family apartment complex. Each unit is 950 square feet and valued at $208,200
(average value from Table III-14).
3 Does not include Half Street and Full Street Improvement Plan Check or Storm Drain Plan Check which are based on
project-specific linear feet.
Table III-22, below, identifies the City’s current (2021) Community Development/Planning fees
for processing applications and permits. They have not increased since 2012 and are not considered
a constraint to the development of affordable housing in the City.
Table III-22
Community Development/Planning Fee Schedule, 2021
Permit Type Fee
General Plan Amendment/Change of Zone $2,007
Architectural Review (single family) $226
Conditional Use Permit or Precise Plan $2,894
Environmental Assessment $276
Tentative Tract Map $3,308
Tentative Parcel Map $1,203
Source: “Community Development/Planning Fee Schedule,” Resolution 2012-37, City
of Palm Desert, June 14, 2012.
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:
• Rural Neighborhood allows 0.05 to 1 units per acre
• Golf Course & Resort Neighborhood allows up to 8 units per acre
• Conventional Suburban Neighborhood allows 3 to 8 units per acre
• Small Town Neighborhood allows 3 to 10 units per acre
• Town Center Neighborhood allows 7 to 40 units per acre
The General Plan also allows residential uses in Commercial designations:
• Resort & Entertainment District allows up to 10 units per acre
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• Regional Retail District allows 10 to 15 units per acre
• Suburban Retail Center allows 10 to 15 units per acre
• Neighborhood Center allows 10 to 15 units per acre
• City Center/Downtown allows 12 to 40 units per acre
The City’s Zoning designations parallel the General Plan and include:
• Hillside Planned Residential District (HPR) (maximum 0.2 du/ac)
• Estate Residential District (R-E) (0.5 to 1 du/ac)
• Single-Family/Mobile Home District (R-1-M) (4 to 7 du/ac)
• Single-Family District (R-1) (2 to 8 du/ac)
• Mixed Residential District (R-2) (3 to 10 du/ac)
• Multifamily Residential District (R-3) (7 to 40 du/ac)
• Planned Residential District (PR) (4 to 40 du/ac)
Density Bonus
The Zoning Ordinance also includes density bonus provisions, incentives and concessions,
housing overlays, and flexible development standards where applicable. Section 25.34.040
establishes eligibility criteria and general provisions for density bonuses. The number of additional
dwelling units entitled depends on the number of very low, low, and moderate income units and
senior units provided in the development, with a maximum increase of 35%. Additional
concessions, such as reductions in development standards, may be approved, and special
provisions are available for development of a childcare facility or donation of land to the City.
Effective January 1, 2021, AB 2345 amends the state’s Bonus Density Law to increase the
maximum density bonus from 35% to 50% for projects that provide at least: 1) 15% of total units
for very low income households, 2) 24% of total units for low income households, or 3) 44% of
total for-sale units for moderate income households. AB 2345 also decreases the threshold of set-
aside low income units required to qualify for concessions or incentives, and decreases the number
of parking spaces required for 2 and 3-bedroom units. Density bonus projects within ½ mile of a
major transit stop may also qualify for reduced parking requirements. Program 9.A directs the City
to amend the Zoning Ordinance to assure compliance with AB 2345.
Housing Overlays
The Senior Housing Overlay (SO) allows flexibility in density and development standards to
reflect the unique requirements of persons over the age of 55. The SO allows for reductions in
parking standards, and calculates units based on population per acre, rather than units per acre, to
allow greater flexibility in the development process. In 2020, the City replaced the former
Medium/High Density Housing Overlay District with the Housing Overlay District (HOD) to
incentivize the development of new housing units at affordable rents. The HOD provides optional,
flexible development standards, density bonuses, design criteria, and parking reductions for the
development of a wide variety of housing products which provide a minimum of 20% of all units
at income-restricted rents, or at least one unit for smaller residential projects. It also eliminates the
public hearing requirements and waives City plan check/inspection fees and potentially other fees.
The HDO was applied to all Housing Authority parcels and privately owned parcels listed in Table
III-47, Vacant Land Inventory.
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Residential Development Standards
The development standards in the Zoning Ordinance are also not restrictive, as shown in Table
III-23, below.
Table III-23
Residential Zoning District Development Standards
Standard
Zoning District*
R-E3 R-13
R-2
R-3
R-1-M1
HPR
4
PR5
≥1ac
≥15,000s
f
≥10,000s
f
but
≤15,000s
f
<10,000s
f
Units/Acre 1-2 2-3 3-4 5-8 3-10 7-40 7 1/5 ac 4-40
Lot Size,
minimum
40,000
sf
15,000
sf
10,000
sf
8,000
sf
3,500
sf
3,000
sf
20 ac/
5,000 sf
---
---
Lot Size,
maximum
1 ac
No max
14,999
sf
9,999
sf
No
max
No
max
No max
---
---
Lot Width,
minimum
150’
90’
90’
70’
50’
40’
500’
---
---
Lot Depth,
minimum
200’
125’
100’
---
---
---
---
---
---
Lot
Coverage,
maximum
30%
35%2
35%2
35%2
60%
75%
---
10%
50%
Setback
Front/Side
/
Rear
30/10/5
0
25/15/20 20/8/20 20/5/15 12/5/1
5
10/8/1
0
20/10/1
0
-/-/- -/-/-8
Parking 2/unit9 2/unit9 2/unit9 2/unit9 2/unit9 2/unit9 2/unit9 2/unit
9
2/unit
9
Building
Height,
max
15’ (18’
ARC)7
15’
(18’
ARC)7
15’
(18’
ARC)7
15’
(18’
ARC)
30’
40’
18’
---
40’
Group
usable
open
space/du,
minimum
---
---
---
---
---
300 sf
---
---
---
* Residential development is allowed in all Commercial zones
1-7 Notes are provided in Zoning Ordinance Table 25.10-3.
8. Established in Precise Plan.
9. Except in HOD, where Studios and One Bedrooms are 1.5/unit.
ARC = Architectural Review Commission
Source: City of Palm Desert Zoning Ordinance, Table 25.10-3
The City’s development standards allow for two story development in the R-1 district (lot size
<10,000 sf), 2.5 stories in the R-2 district, and 3 stories in the R-3 and PR districts. 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
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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. Therefore, the City’s
development standards are not a constraint on the development of housing.
Accessory Dwelling Units
The Zoning Ordinance was updated in 2020 to comply with new state legislation pertaining to
Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). An ADU is an
attached or detached residential unit that provides complete independent living facilities for one
or more persons and is located on a lot with a proposed or existing primary residence; it also
includes efficiency units and manufactured homes. A JADU is no greater than 500 square feet in
size, contained entirely within an existing or proposed single-family structure, including its own
sanitation facilities or shares them with the single-family structure, and includes an efficiency
kitchen. ADUs and JADUs are permitted on any lot in a residential or mixed use zone, with the
exception of the Hillside Planned Residential (HPR) zone, and are also permitted in the
Public/Institutional zone. As shown in the following table, between 2014 and 2020, a total of 162
ADU building permits were issued (average of 23 ADUs per year).
Table III-24
ADU Building Permits, 2014-2020
Year No. of Permits Issued
2014 26
2015 19
2016 27
2017 26
2018 21
2019 19
2020 24
Total: 162
Short-term Rental Ordinance
Section 5.10.050 of the Municipal Code defines short-term rental (STR) units as privately-owned
residential dwellings rented for dwelling, lodging, or sleeping purposes for a period of less than
27 consecutive days. STRs are allowed in the RE (Residential Estate), HPR (Hillside Planned
Residential), R3 (Residential Multiple Family) except for apartment units, and PR (Planned
Residential) only within a Homeowners Association that allows for STRs with written approval.
Homeowners are required to obtain a STR permit and collect transient occupancy taxes (TOT) at
a rate of 11% of the rent charged. STRs provide homeowners with opportunities to increase their
incomes, which can offset their housing costs. STRs are often rented by vacationers rather than
permanent residents, and the added TOT revenues are not considered a constraint to housing.
Furthermore, because only units within planned communities are allowed to have STRs, and these
communities contain only market rate units, the presence of STRs in Palm Desert does not
constrain the development of affordable housing.
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Low Barrier Navigation Centers
Assembly Bill (AB) 101 requires that Low Barrier Navigation Centers (LBNC) be a by-right use
in areas zoned for mixed use and nonresidential zoning districts permitting multifamily uses.
LBNCs provide temporary room and board with limited barriers to entry while case managers
work to connect homeless individuals to income, public benefits, permanent housing, or other
shelter. Program 5.D of this Housing Element directs the City to review and revise the Zoning
Ordinance, as necessary, to ensure compliance with AB 101, and to modify the definition of
“homeless shelter” to include this use.
Zoning for Special Housing Types
The Zoning Code also facilitates the development of other special housing types, as summarized
in the table below. Group homes for 6 or more are permitted by right in the residential zones, and
require a Conditional Use Permit in the commercial zones, to assure high quality of life for the
residents.
Reasonable accommodation measures for disabled residents are established in Zoning Code
Section 25.64.050. Reasonable accommodation requires a no-fee application, and are approved at
the staff level, subject only to the following standards:
1. The requested accommodation is requested by or on behalf of one or more individuals with a
disability protected under the fair housing laws.
2. The requested accommodation is necessary to provide one or more individuals with a disability
an equal opportunity to use and enjoy a dwelling.
3. The requested accommodation will not impose an undue financial or administrative burden on
the City as “undue financial or administrative burden” is defined in fair housing laws and
interpretive case law.
4. The requested accommodation will not result in a fundamental alteration in the nature of the
City’s zoning program, as “fundamental alteration” is defined in fair housing laws and
interpretive case law.
5. The requested accommodation will not, under the specific facts of the case, result in a direct
threat to the health or safety of other individuals or substantial physical damage to the property
of others.
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Table III-25
City of Palm Desert
Zoning for Special Housing Types
Housing Type Zoning Where Permitted
Multi-family housing R-2, R-3 permitted use
PR conditional use
OP, PC-1, PC-2, PC-3, PC-4, SI conditional use
P conditional use
Factory-built, manufactured housing R-1-M conditional use
P conditional use
Mobile homes R-1-M conditional use
P conditional use
Manufactured home parks R-1-M conditional use
Farmworker housing P conditional use
Homeless shelter SI permitted use
Emergency shelters PC-1, SI permitted use
Transitional & supportive housing RE, R-1, R-2, R-3, R-1M, HPR, PR permitted
use
Single-room occupancy units SI conditional use
Group home RE, R-1, R-2, HPR, PR permitted use
OP, PC-1, PC-4, SI conditional use
P conditional use
Guest dwelling RE, R-1, R-2, HPR, PR permitted use
Caretaker housing SI permitted use
Assisted living R-1, R-2, R-3, PR conditional use
ADUs and JADUs RE, R-1, R-2, R-3, R-1M, PR, P permitted use
Infrastructure Requirements
Most of the City is served by General Plan roads, water, and sanitary sewer facilities. Individual
development projects are required to connect to water and sewer facilities and 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 allow deviations to
these standards, including the narrowing of streets if on-street parking is restricted.
Pursuant to SB 1087, the Coachella Valley Water District will be provided with the adopted
Housing Element and required to establish specific procedures to grant priority service to
affordable housing 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 (CVWD), will
not be constrained in providing services in the City. CVWD has an approved Urban Water
Management Plan (UWMP), which was developed based on the City’s General Plan build out,
which states that it has sufficient supplies available to meet the City’s built out demands.
The District’s Cook Street Water Reclamation Plant (WRP-10), which provides sanitary sewer
treatment for the City, has a combined secondary capacity of 18 million gallons per day, and in
2021 processed an average daily flow of approximately 9 million gallons per day. The District,
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therefore, has more than enough capacity to treat wastewater generated by the City in the future,
including sufficient capacity to accommodate the regional housing need. As referenced in its 2015
UWMP, CVWD’s long-range plans include adding treated and untreated Colorado River water to
its urban water distribution system and using desalinated agricultural drain water for irrigation
purposes. The City routinely consults and coordinates with CVWD to assure that services and
facilities are adequate to meet the community’s needs.
“Dry” utilities in the City include electricity, natural gas, telephone, cable, and solid waste
collection and disposal. Southern California Edison (SCE) provides electricity to most of the City
of Palm Desert. Imperial Irrigation District (IID) provides power to limited portions of the City,
including most of the California State University/San Bernardino (CSSB) Coachella Valley
Campus and the Avondale Country Club. Natural gas services and facilities are provided to most
of the City by the Southern California Gas Company through regional high-pressure transmission
lines and medium-pressure distribution lines. Development located west of the Palm Valley
Stormwater Channel, parallel to Highway 74, is not connected to the natural gas system and uses
propane gas as an alternative fuel source. Telecommunication services are provided to the City by
Frontier Communications, Spectrum and other cell service providers. Solid waste collection and
disposal is provided by Burrtec Waste & Recycling Services. The City coordinates with utility and
service providers, as necessary, regarding the planning, designing, and siting of distribution and
other facilities to assure the timely and environmentally sensitive expansion of facilities.
Public Works Fees
Table III-26 depicts the City’s Public Works Department engineering fees, including those
associated with site preparation and infrastructure.
Table III-26
Public Works Engineering Fees
Grading Plan Check (per plan) $853 1st 3 acres
$310/acre ea. add. acre
Subdivision Precise Grading Plan Check $1,628 up to 8 lots; $78/lot each add.
Hydrology Report Plan Check $352/acre
SWPPP/NPDES Plan Check $176
PM10 Plan $78
Half Street Improvement Plan Check $891/1000 LF
Full Street Improvement Plan Check $1,550/1000 LF
Storm Drain Plan Check $1,550/1000 LF
Signing and Striping Plan Check $1,110
Traffic Signal Plan Check $1,480
Faithful Performance Bonds 100% of Public Improvements + 25% of
Grading Amount
Labor & Materials Bond ½ of Faithful Performance Amount
Signalization Impact Fee $50.00/residential unit
Drainage Impact Fee $1,000-$4,000/ac. (based on location)
MSHCP Fee 0-8 units/acre: $1,371 per unit
8.1-14 units/acre: $571 per unit
14+ units/acre: $254 per unit
WQMP Fee $3,700
Sources: “Public Works Engineering Fees,” City of Palm Desert, June 27, 2017; MSHCP Local Development
Mitigation Fee, Coachella Valley Conservation Commission, July 1, 2020.
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Because individual projects vary greatly, it is not possible to determine an average cost per unit
based on Public Works fees beyond the estimate provided in Table III-21; 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 (2021), the City
is enforcing the provisions of the 2019 CBC. The City cannot adopt standards that are less
stringent than the CBC. The only local amendments made by the City are administrative and relate
to the timing of payment of fees. These amendments have no impact on the provision of affordable
housing. Since all communities in the State enforce similar provisions, the City’s CBC
requirements are not an undue constraint on the development of affordable housing.
Building Permit Fees5
The Building Department charges on a per square foot basis for building permit plan checks and
inspections. For single-family custom or tract homes less than 2,500 square feet, the combined
architectural and structural charge is $0.72 per square foot for plan check, and $1.14 per square
foot for inspection. Fees vary slightly for other single-family housing types and sizes. For multi-
family residential units, the combined architectural and structural plan check fee is $0.30 per
square foot for projects less than 15,000 square feet, and $0.28 per square foot for projects larger
than 15,000 square feet. Inspection fees are $0.36 per square foot for the smaller projects, and
$0.30 per square foot for the larger projects. A flat fee of $105 is charged for permit issuance. In
all cases, whether single family or multi-family, additional charges apply for plumbing and
electrical inspections.
New Construction Tax
Per Ordinance No. 216, a new construction tax of $0.40 per square foot is charged on all new and
additional square footage added to the building under roof (i.e. additional square footage for single-
family dwelling additions, converting garages, atriums or patio areas to living space and all
commercial additions).
Low Income Housing Mitigation Fee
Per City Resolution 90-130, all commercial development is assessed mitigation fees which are
directed toward low income housing. Fees are paid at the issuance of building permits, according
to the following schedule.
5 “Building and Safety Fee Schedule,” Resolution 2012-37, City of Palm Desert, June 22, 2012.
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Table III-27
Low Income Housing Mitigation Fee Schedule
Type of Development Fee
General Mixed Commercial $1.00 per sq. ft.
Professional Office $0.50 per sq. ft.
Industrial $0.33 sq. ft.
Resort Hotel (major amenities) $1,000 per room
Non-Resort Hotel (limited amenities) $620 per room
Fire Facilities Impact Mitigation Fee
The Fire Facilities Impact Mitigation Fee, shown below, is charged in designated areas to
supplement future fire protection needs.
Table III-28
Fire Facilities Impact Mitigation Fee Schedule
Type of Development Fee
Residential:
Low Density $709/unit
Medium Density $306/unit
High Density $182/unit
Note: fee is charged only in designated areas
Non-residential fees are not shown.
Art in Public Places Fee
Per Ordinance No. 473, the City charges an Art in Public Places fee. The residential fee is 0.25 of
1% of valuation of the structure. Individual single-family dwelling units not in a development are
exempt from the first $100,000.
Other Development Fees
In addition to the City’s fees, residential developers are responsible for the payment of the State
mandated school fees. School fees in the Desert Sands Unified School District (DSUSD) are
currently (2021) $4.08 per square foot.
Development in the Coachella Valley is also required to pay Transportation Uniform Mitigation
Fees (TUMF) to the Coachella Valley Association of Governments (CVAG) to offset impacts to
regional roads and transportation improvements. The fee is $2,310 per detached single-family unit,
$1,330 per multi-family/mobile home unit, and $495 per nursing/congregate care unit. There is a
15% discount for transit-oriented development. Affordable housing is exempt from TUMF fees.
The City is within the boundaries of the Coachella Valley Multiple Species Habitat Conservation
Plan (CV MSHCP). As such, new development projects are required to pay local development
mitigation fees for the acquisition and management of habitat lands. Fees are listed in Table III-
26.
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The City’s Strong Motion Instrumentation Program (SMIP) fee is charged on new development.
For residential development, the fee is 0.00013 of total valuation. Collected SMIP fees are passed
through to the State Department of Conservation.
Developers also must pay connection and/or metering fees for public utilities. These fees vary
somewhat from one provider to the next, but since many of the utility companies in the Coachella
Valley serve all the cities, the fees are consistent throughout the area.
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
undue constraint on the development or maintenance of housing.
Efforts to Remove Governmental Constraints
No governmental constraints have been identified that have a significant adverse impact on
housing development in Palm Desert. The City’s permitting process and infrastructure
requirements are comparable to those of other Coachella Valley cities. Although some application
fees have increased somewhat since the last planning period, they remain among the lowest in the
region. General Plan and zoning land use designations allow for all types of development and a
broad range of densities. Zoning Code Section 25.34.040 allows the City to grant density bonuses,
offer incentives and concessions, and waive or reduce development standards for affordable
housing projects that can result in identifiable cost reductions to the developer. The City’s housing
policies and programs have been reviewed and revised, as necessary, to assure that governmental
constraints are minimized. Policy 7 of this Housing Element allows the City Council to waive fees
for affordable housing projects on a case-by-case basis.
Non-Governmental Constraints
In general, the City sees applications for building permits submitted within approximately 30 days
of entitlement of a project. This process, however, is entirely under the control of the developer,
and can vary substantially from one project to another.
The City generally does not receive requests for projects below the density allowed for sites on its
Vacant Land Inventory (Table III-47). Recent project applications rather have requested the
maximum density for these sites (please see further discussion under Land Inventory, below).
There are no non-governmental constraints that impact the City’s ability to meet its RHNA
allocation by income category. On the contrary, the City’s processing times and costs have
generated applications for 710 units affordable to very low and low income households, and 617
units affordable to moderate income households (see Pending Affordable Housing Projects,
below). The constraints, expressed by the affordable housing community at City Housing Element
workshops and study sessions, occur with State funding applications, not with non-governmental
aspects of the development process. The City actively supports affordable housing project funding
applications in order to overcome the constraint caused by State processes.
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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
The cost of land has the potential to impact the overall cost of housing. A survey of vacant
residential lots in Palm Desert found that single-family properties range from approximately
$156,000 to $1,400,000 per acre, with an average of $804,453 per acre.6 Multi-family properties
average $391,598 per acre.
As shown in Table III-19, according to ACS data, the median cost of existing homes in Palm
Desert increased 9.0% between 2013 and 2018, from $308,000 to $335,400. According to a recent
regional economic study, the median price in 2020 (3rd quarter) was $484,324 for existing homes
and $621,938 for new homes.7
The American Community Survey determined that the median rental rate in the City in 2018 was
$1,260. In order to update this information to current (2021) conditions, representative rental rates
for non-subsidized apartments were collected and are provided in Table III-29, below. As shown,
rents can range from $1,675 to $2,490 for a 3-bedroom unit. Additional analysis shows rents can
range from $3,000 to $7,500 and higher for a 4+-bedroom unit.8
Table III-29
Median Gross Rent by Bedrooms
No. of Bedrooms Median Gross Rent*
No bedroom $729
1 bedroom $974
2 bedrooms $1,307
3 bedrooms $1,691
4 bedrooms $2,082
5+ bedrooms Not provided
Median Gross Rent: $1,260
* estimated, renter-occupied housing units paying cash rent
Source: American Community Survey 2014-2018 5-Year
Estimates, Table B25031
6 LandWatch.com, accessed January 28, 2021.
7 “Inland Empire Quarterly Economic Report,” Year 32, Economics & Politics, Inc. October 2020.
8 Rent.com, accessed September 3, 2020.
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Table III-30
Representative Apartment Market Rental Rates in Palm Desert,
2021
Project Name Unit Size Market
Rental Rate
The Regent 1 & 2 Bdrm $1,395-$1,685
Desert Fountains Studio, 1 & 2 Bdrm $915-$1,230
Desert Oasis Studio, 1, 2 & 3 Bdrm $1,195-$1,675
The Enclave 1, 2 & 3 Bdrm $1,660-$2,400
The Vineyards 1, 2 & 3 Bdrm $1,490-$2,490
Royal Palms 2 Bdrm $1,695
Construction Costs
Construction costs vary widely depending on location, project site, bedroom count, finishes,
fixtures, amenities, building type, and wage and hiring requirements. Other determining factors
include terrain and soil conditions, environmental factors, and availability of infrastructure. In the
Coachella Valley, construction costs for single-family dwelling units generally range from $235
to over $275 per square foot (excluding site improvements), varying based on the location, size,
materials, fixtures, and finishes selected.9 Vertical multi-family construction costs generally range
from $125 to $145 per square foot.10 A 2021 survey of regional affordable housing developers
determined that the average construction cost for affordable housing in the valley is approximately
$317,074 per unit/door.
Financing Costs
The cost of financing can also impact the development community’s ability to fund projects.
Mortgage interest rates are currently near historic lows but fluctuate over time. Affordable housing
typically relies on a mix of public and private financing sources, including tax credits, subsidies,
grants, bond funds, and other funding sources, some of which are subject to rules and restrictions.
Physical Constraints
Age of Housing Stock
As shown in Table III-15, 25,312 housing units in the City are over 30 years old, representing
63.6% of the housing stock. Maintenance in the City is not a significant issue; however, and the
Palm Desert Housing Authority has programs in place to assist lower income households with
home repairs and improvements.
Condition of Housing Stock
As shown in
Table III-16, of 24,114 occupied housing units in Palm Desert, 67 (0.3%) lacked complete
plumbing facilities, and 198 (0.8%) lacked complete kitchen facilities. Depending on overall
conditions, these units could be considered substandard.
9 Gretchen Gutierrez, CEO, Desert Valleys Building Association, March 2021.
10 Chris Killian, Senior Vice President of Construction, National Core, March 2021. Based on a typical 50-75 unit
project with 2 and 3 story garden style walkup buildings (Type V-Wood).
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The Palm Desert Housing Authority manages the Housing Improvement Program (HIP), which is
funded through CDBG. Currently, the emergency grant component is the only component that is
funded. It assists homeowners with emergency health and safety repairs to their homes, such as
roof repairs, water heater replacement, and ADA improvements. Four (4) households received
emergency grants during the 2014-2021 planning period.
Environmental Constraints
The City is identified as Zones III and IV in the Uniform Building Code (UBC) 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, affordable housing
providers in the Coachella Valley have indicated that the cost differential was becoming smaller
as technologies improved; and that the long-term benefit to the home owners or renters was worth
the added initial expense. These developers implement energy conserving construction to the
greatest extent possible in their projects. Carlos Ortega Villas, an affordable senior housing project
built in 2015, includes passive heating and cooling, solar panels for generating electricity, solar
thermal panels for heating water, and water-efficient plumbing fixtures and landscape materials,
with the long-term goal of having net zero energy usage.
SPECIAL HOUSING NEEDS
This section of the Housing Element quantifies households with special housing needs, such as
farmworkers, the homeless, and seniors living in the City. These households can have housing
needs which may be more difficult to address, and which require special attention.
Farm Workers
Farm workers are employed in agricultural industries, including livestock, crops, and nursery
products, and typically perform manual and/or hand tool labor-plant, cultivate, harvest, or pack
field crops. The industry is supported by both year-round and seasonal workers who typically earn
low wages, have difficulty obtaining safe and affordable housing, and have limited access-other
services, such as education, transportation, and health care. Seasonal or migrant workers who
travel from their permanent homes-work during harvest periods may live in rooming houses,
finished garages, trailers, or other temporary shelters.
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Citrus, melon, vegetable, and nursery stock production is a key component of the Coachella Valley
economy. However, agriculture is focused on the east end of the Coachella Valley, approximately
10 miles or more to the southeast. Farm worker households generally fall into low and very low
income categories. Low income groups often need housing near work; for farmworkers, housing
is most needed in rural, agricultural areas rather than urban areas. In the Coachella Valley, the
principal housing options for migrant and local seasonal farm workers are family-owned homes,
private rental houses, second units, apartments, and mobile homes. Palm Desert’s continued
urbanization has eliminated commercial farming in the City, and no agricultural lands are
designated in its General Plan. In 2018, there were 147 persons employed in “agriculture, forestry,
fishing and hunting, and mining” in the City, which constitutes only 0.7% of the City’s civilian
employed population 16 years and over, and likely consists of mining employees at local sand and
gravel operations located in unincorporated County lands and the cities of Palm Springs and Indio.
Demand for housing specifically targeted for farm workers has not been identified. Nevertheless,
as with other special needs, farmworker households can benefit from rental subsidies provided by
City and City incentives for developers to maintain affordable units that are available to all
segments of the population.
Homeless
Homeless persons are those in need of temporary or emergency shelter and include a diverse
population of individuals, including seniors, veterans, substance abusers, immigrants, physically
or mentally disabled, and families with children. Homeless individuals may live in vehicles,
encampments, abandoned buildings, outdoors, or homeless or transitional shelters.
The Homeless Point-In-Time (PIT) Count is a federally mandated annual count of homeless
individuals used to evaluate the extent of homelessness. The data provide a snapshot of
homelessness on a particular date and time. The 2019 PIT Count for Riverside County determined
there were 23 unsheltered homeless individuals in Palm Desert.11 Consistent with the HUD
definition, the unsheltered PIT Count enumerates homeless individuals and families who are
“living in a place not designed or ordinarily used as a regular sleeping accommodation for humans”
(i.e., abandoned buildings, cars, parks, under bridges, bus stops, etc.). This estimate represents
0.04% of the City’s total 2019 population of 52,911 people.12 The actual number of homeless may
be higher given that many individuals, particularly women and children, remain hidden for safety
or stay in locations where they cannot be seen. It represents a 46.5% decrease over the 2018 PIT
Count for Palm Desert (43 individuals). The reduction may be due, in part, to undercounts in earlier
years and/or changes in counting and surveying methods, such as increased coverage by more
volunteers, that were implemented in 2019.
11 2019 Riverside County Homeless Point-In-Time Count and Survey Report, County of Riverside Department of
Public Social Services, page 60.
12 Department of Finance Table E-5, January 2019 estimates.
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Table III-31
Palm Desert Unsheltered Homeless Characteristics, 2019
Number % of Total
Race
American Indian 2 9%
Black 1 4%
White 18 78%
Multiple Races 1 4%
Unknown Race 1 4%
Ethnicity
Hispanic 3 13%
Non-Hispanic 16 70%
Unknown Ethnicity 4 17%
Gender
Male 15 65%
Female 8 35%
Age
Adults (>24 yrs) 20 87%
Youth (18-24 yrs) 1 4%
Unknown Age 2 9%
TOTAL HOMELESS INDIVIDUALS = 23
Source: 2019 Riverside County Homeless Point-In-Time Count and Survey Report,
County of Riverside Department of Public Social Services, page 60.
As shown in Table III-31, the majority of homeless people in Palm Desert are white (78%), non-
Hispanic (70%), male (65%), and adults over 24 years (87%). The following table describes
homeless subpopulations in Palm Desert. Of the 15 individuals interviewed, 35% were chronically
homeless, 22% had a physical disability, 22% had Post Traumatic Stress Disorder (PTSD), 17%
were veterans, and 13% had mental health conditions. Some subpopulations could be higher, but
the extent is unknown because 8 individuals were not interviewed for various reasons, including
refusal to participate, sleeping, a language barrier, inability to respond, or physical barriers or
unsafe site conditions.
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Table III-32
Palm Desert Homeless Subpopulations, 2019
Subpopulation Number1 % of Total
Veterans 4 17%
Chronically Homeless 8 35%
Substance Abuse 2 9%
PTSD 5 22%
Mental Health Conditions 3 13%
Physical Disability 5 22%
Developmental Disability 1 4%
Victim of Domestic Violence 1 4%
Jail release, past 12 months 3 13%
Jail release, past 90 days 1 4%
1 Results of interviews with 15 homeless individuals. Actual numbers may be higher as 8
individuals were not interviewed.
Source: 2019 Riverside County Homeless Point-In-Time Count and Survey Report,
County of Riverside Department of Public Social Services, page 60.
The City contributes over $100,000 annually to the Coachella Valley Association of Governments
(CVAG) for regional homelessness services. The City is a participant in CVAG’s Homelessness
Initiative and was also a participant of the previous Homelessness Strategic Plan, which built Roy’s
Desert Resource Center (“Roy’s”) in the western Coachella Valley. The facility opened in
December 2009 and provided emergency and transitional shelter and support services for homeless
individuals. After the closure of Roy’s in 2017, there was a need for a homeless shelter or
navigation center in the western Coachella Valley. Path of Life Ministries and now CVAG operates
a program that placed people in permanent housing before addressing issues such as joblessness
or behavioral health. Program results were positive, with 81% of the 242 people who exited the
program in the first year able to find permanent housing, and all participants who exited the
program more than doubling their monthly incomes. 13In late 2019, CVAG initiated an effort to
advance the goals of CV Housing First through a collaborative approach called the Coachella
Valley Homelessness Engagement & Action Response Team (CVHEART). The program is
expected to establish a formal structure for regional homelessness policies and programs, identify
funding opportunities for future projects, and expand multi-agency cooperation and participation.
In addition to its own efforts to end homelessness, Palm Desert’s membership in CVAG will assure
its continued participation in regional efforts.
A number of other organizations provide shelter and services to the homeless throughout the
Coachella Valley (see Table III-33 for a list of available homeless facilities in the Coachella
Valley). Shelter from the Storm, which provides comprehensive services to victims of domestic
violence in the Valley, operates its administrative offices in the City. Desert Horizon and Desert
Vista permanent supportive housing is a program in the western Coachella Valley managed by
Jewish Family Service of San Diego with 18 and 40 beds, respectively. Supportive services,
13 “CV Housing First Program Evaluation: Examining the Clients Served in the First Year: July 2017 to June
2018,” Health Assessment and Research for Communities, September 2018, page 55.
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including living skills, budgeting instruction, case management, employment assistance, food
distributions, advocacy, and community referrals and access to benefits, are provided. Residents
contribute 30% of their income based on HUD guidelines.
Table III-33
Coachella Valley Homeless Facilities and Services
Organization Name Facility Name Total Beds
Emergency Shelter
Coachella Valley Rescue
Mission
Overnight shelter (families with children,
individuals without children)
251
Coachella Valley Rescue
Mission
Overnight shelter (individuals without
children)
49
Martha’s Village and Kitchen
Inc.
Renewing Hope Emergency Shelter 120
Operation Safe House Desert Emergency Shelter 20
Path of Life Ministries Inc. CVAG Emergency Shelter Project 12
Shelter from the Storm Domestic Violence Emergency Shelter 20
County of Riverside, Desert
Healthcare District and
Foundation1
Summer Homeless Survival Program
(seasonal emergency cooling centers in
Cathedral City, Palm Springs, Desert Hot
Springs)
90
(30 in each city)
Subtotal 472 (year-round)
90 (seasonal)
Transitional Housing
Operation Safe House Harrison House (youth, young adults) 15
Subtotal 15
Rapid Rehousing
Coachella Valley Rescue
Mission
Rapid Re-Housing 5
Coachella Valley Rescue
Mission
State-funded Rapid Rehousing 13
Path of Life Ministries Inc. CVAG Rapid Re-Housing 2
Subtotal 20
Permanent Supportive Housing
Desert AIDS Project Vista Sunrise Apartments 80
Jewish Family Services Desert Horizon 18
Jewish Family Services Desert Vista 40
Jewish Family Services Permanent Supportive Housing
Expansion (new in 2018)
35
Riverside University Health
System – Behavioral Health
Behavioral Health – Coachella Valley
Permanent Housing
25
Subtotal 118
Sources: “The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella
Valley,” Barbara Poppe and Associates, November 27, 2018, Appendix 3.
1 dhcd.org.
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The City also addresses homelessness at the local level. It contracts with Riverside University
Health System to provide a Behavioral Health Specialist and a Mental Health Peer Support
Specialist in Palm Desert. It also contracts with the County of Riverside for a Homelessness
Assistance Program in which two staff members offer resources through daily street outreach
efforts. The City has awarded CBDG funds to local charities, including Martha’s Village &
Kitchen, Coachella Valley Rescue Mission, and Catholic Charities, for the provision of homeless
services, such as food, equipment, consumable supplies, and energy upgrades.
The City permits homeless shelters in the Service Industrial (SI) zone. There are 344.17 acres of
serviced, vacant land in this zone in the City, ranging in size from 1-20 acres. The Service
Industrial zone is appropriate for such facilities because these lands are located on transit lines,
near commercial and school sites, and in areas where other governmental services are available.
The City currently has no requirement for parking for emergency shelters. AB 139 requires that
parking be provided for employees of emergency shelters. Program 5.D. requires that the City add
this requirement to the Zoning Ordinance in 2021-2022, as part of its annual Zoning Ordinance
update.
The City allows transitional and supportive housing in all residential districts subject to only those
restrictions that apply to other residential uses of the same type in the same zone. The General Plan
allows for an additional 8,049 residential units on 610 acres of vacant land in the City, in a range
of densities, which will accommodate the City’s need for transitional and supportive housing.
Seniors
The Coachella Valley has a long-established reputation as a popular retirement destination. In
2018, the City had 17,582 residents over the age of 65, representing 33.7% of the population. These
seniors were in a total of 11,302 households. Home ownership data shown in the table below
indicates that approximately 22% of seniors are renters, and 78% are homeowners.
Table III-34
City of Palm Desert
Householders 65 Years and Over, by Tenure
Householder Age
Owner-Occupied Renter-Occupied
Households % Households %
Total, City of Palm Desert 14,842 100.0 9,272 100.0
Total, Non-Senior Households 6,018 40.5 6,794 73.3
Total, Householders 65 Years & Over 8,824 59.5 2,478 26.7
65 to 74 years 4,389 29.6 1,124 12.1
75 to 84 years 3,203 21.6 647 7.0
85 years and over 1,232 8.3 707 7.6
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25007
According to the American Community Survey, an estimated 1,590 seniors have incomes below
the poverty level, which represents 9.0% of all seniors in the City. The 2020 federal poverty
guideline for one person is $12,760. The major source of income for most seniors is Social
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Security, and the average Social Security monthly benefit is $1,503.14 Therefore, a single senior
paying 30% of their monthly Social Security income on housing costs would pay $451 toward
housing costs. However, Palm Desert median rents are $974 for a one-bedroom unit. A two-person
senior household would have $902 available for housing costs, which would be sufficient for a
one-bedroom unit. Therefore, Social Security alone cannot adequately cover housing costs for
seniors living alone in the City.
Table III-35
Senior Incomes Below the Poverty Level
Age Group
No. of Residents with
Income in Past 12 Months
Below Poverty Level
65 to 74 years 847
75 years and over 743
Total 1,590
Source: 2014-2018 ACS 5-Year Estimates, Table B17001
Special considerations affecting senior households include income limitations, access to health
care and transportation, accommodations for physical disabilities and limitations, and long-term
care concerns. Senior housing needs can include low-income apartments, retirement communities,
independent living centers, assisted living centers, nursing homes, and hospice care centers.
There are seven senior apartment projects in the City which are owned and operated by the Housing
Authority, providing 380 units for very low, low and moderate income senior households. Nursing
care facilities in the City include the Carlotta, with 192 beds; Manorcare Health Services, with 178
beds; and Monterey Palms, with 99 beds. Numerous senior communities are located in the City,
including Atria Palm Desert, Atria Hacienda, Segovia, Palm Desert Senior Living Oahu Cottage,
and Fountains at the Carlotta, Legend Gardens, which provide a range of services including
medical transport, assistance with housekeeping and personal care, hospice and dementia care, and
onsite recreational and social opportunities. Numerous senior support services are provided by
various organizations, including those listed in the following table.
Table III-36
Senior Resources
Organization Services Provided
Braille Institute Coachella Valley
Neighborhood Center
Rehabilitation, enrichment classes, in-home support for the
visually impaired
The Joslyn Center Health/fitness programs, social events, classes, Wellness Center,
food distribution
Eisenhower Memory Care Center Adult day center for neuro-cognitive impairments
FIND Food Bank Food distribution
Hidden Harvest Food distribution
Jewish Family Services of the Desert Advocacy, case management services
Riverside County Office on Aging Medical case management, counseling, transportation
assistance, meals
14 Social Security Administration Fact Sheet, December 2019 Beneficiary Data.
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Table III-36
Senior Resources
Organization Services Provided
Salvation Army Food distribution, social events, community programs
Senior Advocates of the Desert Public benefits and social services assistance, emergency
financial assistance
SunLine Transit Agency For seniors and disabled residents: Half-Fare Program, Taxi
Voucher Program, SunDial paratransit service, bus travel
training
The City’s Senior Housing Overlay provides flexible development standards for a variety of
housing for residents age 55 and over, including attached or detached units for sale or rent and
associated recreational facilities.
Persons with Disabilities
This population includes individuals with mental and physical disabilities that may require
affordable housing with convenient access to public transportation and health care services, as well
as structural adaptations to accommodate wheelchairs and other assistive devices. Housing needs
can include independent home environments, homes with special modifications and design
features, supervised apartments, inpatient and outpatient treatment programs, and senior care
facilities. Individuals who are unable to work because of disability may require income support,
and their limited incomes can severely restrict their ability to pay for housing and living expenses.
The 2018 ACS identified 7,901 persons in the City with disabilities, of which 4,593 (58.1%) were
persons over the age of 65. Individuals may be affected by one or more types of disability. The
table below identifies the number of disabilities, by type, for Palm Desert residents. The most
prevalent disabilities are ambulatory difficulties (26.3%) and hearing difficulties (19.5%).
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Table III-37
City of Palm Desert
Number of Disabilities, by Disability Type
Number of
Disabilities
Percent of Total
Disabilities
Disabilities, ages 0-17
Hearing Difficulty 101 0.7%
Vision Difficulty 182 1.3%
Cognitive Difficulty 204 1.4%
Ambulatory Difficulty 42 0.3%
Self-Care Difficulty 8 0.1%
Independent Living Difficulty * *
Subtotal, ages 0-17 537 3.7%
Disabilities, ages 18-64
Hearing Difficulty 549 3.8%
Vision Difficulty 700 4.9%
Cognitive Difficulty 1,170 8.1%
Ambulatory Difficulty 1,405 9.8%
Self-Care Difficulty 615 4.3%
Independent Living Difficulty 1,004 7.0%
Subtotal, ages 18-64 5,443 37.8%
Disabilities, ages 65+
Hearing Difficulty 2,153 14.9%
Vision Difficulty 776 5.4%
Cognitive Difficulty 981 6.8%
Ambulatory Difficulty 2,347 16.3%
Self-Care Difficulty 748 5.2%
Independent Living Difficulty 1,423 9.9%
Subtotal, ages 65+ 8,428 58.5%
Total Disabilities 14,408 100%
Total Civilian Non-Institutionalized
Population with a Disability 7,901
Source: American Community Survey 2014-2018 5-Year Estimates, Table S1810.
* data not provided
Facilities that provide specialized accommodations and services for the disabled are located in the
City and Coachella Valley region and are identified in the “Seniors” discussion above, and
“Persons with Developmental Disabilities” section below. In addition, Desert Vista Permanent
Supportive Housing, a HUD-funded program, provides housing and services to 40 homeless
individuals with disabilities. Clients pay up to 30% of their income based on HUD guidelines.
The California Building Code requires that all new multi-family construction include a percentage
of units accessible to persons with disabilities. The City of Palm Desert Building Department
requires compliance with these standards as part of the Building Permit review and inspection
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process. The City’s affordable housing projects include units for persons with disabilities. The City
has housed between 91 and 188 disabled persons in its properties annually in recent years, varying
from year to year.
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 (ADA)
requires all new multi-family construction to include a percentage of units accessible to persons
with disabilities. The City monitors and requires compliance with these standards as part of the
building permit review, issuance, and inspection process.
The City imposes no special requirements or prohibitions on the development of housing for
persons with disabilities, beyond the requirements of the Americans with Disabilities Act. There
is no concentration restriction for residential care homes. State and federal law does not permit the
City to regulate group homes of 6 or fewer residents. Group homes of 7 or more residents are
permitted, with approval of a conditional use permit, in the RE, R-1, R-2, HPR, and PR zones.
Zoning Code Section 25.64.050 allows for reasonable accommodations in zoning and land use
regulations, policies, and practices when needed to provide an individual with a disability an equal
opportunity to use and enjoy a dwelling.
Persons with Developmental Disabilities
Per Senate Bill No. 812, the Housing Element must include analysis of the special housing needs
of individuals with developmental disabilities. A developmental disability is defined by Section
4512 of the Welfare and Institutions Code as “a disability that originates before an individual
becomes 18 years old, continues or can be expected to continue indefinitely, and constitutes a
substantial disability for that individual.” This includes intellectual disabilities, cerebral palsy,
epilepsy, autism, and related conditions, but does not include other handicapping conditions that
are solely physical in nature.
The California Department of Developmental Services (DDS) implements a statewide system of
community-based services for people with developmental disabilities and their families. DDS
contracts with the Inland Regional Center (IRC) in Riverside to provide and coordinate local
services in Riverside County, including the City of Palm Desert. IRC currently (2021) serves 234
clients who are Palm Desert residents.
Housing needs for individuals with developmental disabilities can range from traditional
independent living environments, to supervised group quarters, to institutions where medical care
and other services are provided onsite. Important housing considerations for this group include
proximity to public transportation, accessibility of the home and surroundings, access to medical
and other public services, and affordability.
A variety of housing options and support services in the Coachella Valley are provided by local
and regional service agencies, including the following:
• Angel View, a non-profit organization based in Desert Hot Springs, operates 19 six-bed group
homes for children and young adults with developmental and physical disabilities. The homes
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provide 24-hour nursing and/or attendant care and can accommodate 100+ individuals at a
time. There are 16 homes in the Coachella Valley, including 12 in Desert Hot Springs, 3 in
Palm Springs, and 1 in Thousand Palms.
• The Inland Regional Center uses person-centered planning when developing a Consumer’s
Individual Program Plan (IPP). The IPP outlines the goals developed by the Consumer and
their support team, as well as the services and supports they will receive to help achieve those
goals. Many of the services/supports listed in the IPP are funded by Inland Regional Center.
However, services and supports may also be provided by other agencies, such as the Social
Security Administration, school districts, county agencies, etc.
• Casas San Miguel de Allende in Cathedral City includes 48 apartment units for individuals
with special needs or long-term disabilities.
• Canyon Springs in Cathedral City is a State developmental center operated by DDS. It
provides residential services, treatment, and job training for up to 55 adults with intellectual
and developmental disabilities. Referrals for admission are made by the Inland Regional
Center. Each person is assessed and participates in developing and carrying out an Individual
Program Plan. Residents have opportunities to participate in a variety of integrated activities
in natural environments at home, at work, and in the community.
Other local agencies provide additional support services to the developmentally disabled
population. Desert Arc, a non-profit organization based in Palm Desert, provides vocational
training and employment to adult clients with developmental disabilities in the Coachella Valley
and Morongo Basin. It operates on-site businesses at its primary campus in Palm Desert and two
smaller workshop facilities. Most clients are placed by the Inland Regional Center. Of its 695
clients in 2019, 71 are Palm Desert residents.
The City has a long-standing relationship with Desert ARC. During the 2014-2021 planning
period, the City awarded it approximately $201,000 across four projects for various ADA facility
improvements. The City is working with prospective developers to develop Arc Village, an entitled
project that proposes 32 one-bedroom and 4 two-bedroom affordable housing units, a community
center, swimming pool, and recreational space for special needs adults on the Desert Arc campus.
The project would offer proximity to transit, Desert Arc, and its services and job opportunities.
The City continues to work to facilitate completion of this project.
Through its building permit review and inspection process, the City adheres to the Americans with
Disabilities Act and California Building Code, which require that all multi-family development
include a percentage of units that are accessible and “barrier-free” to disabled residents. The City
will continue to coordinate with the Inland Regional Center and other appropriate agencies and
organizations that serve this population. The City will continue to encourage developers to reserve
a portion of affordable housing projects for the disabled, including those with developmental
disabilities, and will continue to identify and pursue funding sources for special needs housing.
Extremely Low-Income Households
Extremely Low-Income (ELI) households are defined by HCD as those which earn less than 30%
of the area median income (AMI). ELI households are a subset of the very low-income household
category in a region. The AMI for a 4-person household in Riverside County is $75,300. ELI
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household incomes are defined by HCD and HUD as those earning less than $26,200.15 These
households are sensitive to unexpected changes in income and expenditures and typically require
assistance for housing.16
Existing Needs
Comprehensive Housing Affordability Strategy (CHAS) data are compiled by HUD to evaluate
housing problems and needs, particularly for low income households, based on Census data.
According to the latest CHAS data, 2,815 households (11.9% of total households) in Palm Desert
are considered extremely low-income. More than half (55%) of ELI households are renters. Of all
ELI households, the majority (82.6%) experience housing problems, including incomplete kitchen
and plumbing facilities, overcrowding and severe overcrowding, and cost burden greater than 30%
of income (overpayment). Nearly 82% are in overpayment situations, and 73.2% are in severe
overpayment situations in which housing costs are greater than 50% of household income.
Table III-38
Housing Problems for Extremely Low-Income Households
Owners Renters Total
Total Number of ELI Households 1,270 1,545 2,815
Percent with any housing problems* 79.5% 85.1% 82.6%
Percent with Cost Burden >30% of income 79.5% 83.5% 81.9%
Percent with Cost Burden >50% of income 68.9% 76.7% 73.2%
Total Number of Households 14,270 9,455 23,730
* housing problems include incomplete kitchen facilities, incomplete plumbing facilities, more than 1
person per room (overcrowding), and cost burden greater than 30% of income.
Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2012-2016 ACS.
Projected Needs
To calculate projected ELI housing needs, the City assumed 50% of its very low income Regional
Housing Need Assessment (RHNA) consists of ELI households. From its very low income need
of 675 units (see Table III-38), the City has projected a need of 337 units for ELI households.
Housing Options
Currently, more than 28% of the units within the City-owned affordable housing portfolio are
designated for extremely low-income households. Extremely low income households are also
eligible to receive rental assistance through the County of Riverside Housing Authority’s Housing
Choice Voucher (Section 8) program. Small ELI households may also find affordable housing in
Single Room Occupancy (SRO) hotels, accessory dwelling units (ADUs), and guest houses, which
are typically affordable options. SROs are permitted in the SI zoning district with a Conditional
Use Permit. ADUs are permitted in the RE, R-1, R-2, R-3, HPR, and PR zoning districts. Guest
dwellings are permitted in the RE, R-1, R-2, HPR, and PR zoning districts.
15 Per HUD, the Extremely Low Income (ELI) income limit is the greater of either: 1) 60% of Very Low Income
limit ($37,650), which equals $22,590, or 2) poverty guideline established by Dept. of Health and Human
Services (HHS), which equals $26,200.
16 Palm Desert Housing Authority follows HCD requirements (not HUD) for ELI households.
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Large Households
Large households (those with 5 or more people) require larger homes with more bedrooms and
may find it difficult to locate adequate and affordable housing if there is a limited supply of larger
units. The cost of larger homes is typically higher than smaller units, and large families can
experience a higher cost burden associated with housing.
The 2018 ACS indicates there were 1,013 households with five or more persons in the City, which
constitutes 4.2% of all households. This represents a 5.9% decrease from year 2011 (1,076
households). Of large households, 411 (40.6%) are owners and 602 (59.4%) are renters. ACS also
identified a total of 2,446 housing units with 4 or more bedrooms, or 10.2% of all housing units in
the City. This may suggest that there are generally a sufficient number of larger housing units to
accommodate larger families.
Table III-39
City of Palm Desert
Household Size, by Tenure
Household Size
Owner-Occupied Renter-Occupied
Households % Households %
1 person 4,897 33.0% 3,803 41.0%
2 persons 7,208 48.6% 3,108 33.5%
3 persons 1,602 10.8% 1,110 12.0%
4 persons 724 4.9% 649 7.0%
5 persons 302 2.0% 269 2.9%
6 persons 94 0.6% 200 2.2%
7 persons or more 15 0.1% 133 1.4%
Total Households 14,842 100.0% 9,272 100.0%
Total Households with 5+ Persons 411 2.8% 602 6.5%
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25009
Table III-40
City of Palm Desert
Number of Bedrooms, by Tenure
No. of Bedrooms
Owner-Occupied
Renter-Occupied
Total
Occupied Units
No. of Units % No. of Units % No. of Units %
0 bedrooms 122 0.8% 572 6.2% 694 2.9%
1 bedroom 160 1.1% 2,511 27.1% 2,671 11.1%
2 bedrooms 5,838 39.3% 4,319 46.6% 10,157 42.1%
3 bedrooms 6,492 43.7% 1,654 17.8% 8,146 33.8%
4 bedrooms 1,926 13.0% 216 2.3% 2,142 8.9%
5+ bedrooms 304 2.0% 0 0.0% 304 1.3%
Total 14,842 100.0% 9,272 100.0% 24,114 100.0%
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25042
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Despite the number of 4+-bedroom dwelling units in the current housing stock, renters occupied
the majority (77.3%) of overcrowded units. Only 216 of 2,446 units with 4 or more bedrooms are
rental units, indicating a need for additional large rental units.
Prices for larger units tend to be affordable only to moderate and above moderate income
households. Large, very low income households may find it difficult to find affordable and
adequate housing. The City implements a number of housing programs to assist with finding
adequate housing, including the provision of affordable housing units, mortgage and home
ownership guidance, and home rehabilitation programs.
Female-Headed Households
Female-headed households can experience lower incomes, higher living expenses, higher poverty
rates, and low rates of homeownership. Finding adequate and affordable housing is a high priority.
Special considerations for this population include proximity to schools, childcare, employment,
and health care.
As shown in Table III-6, there are 2,858 single-parent-headed family households in Palm Desert,
or 11.9% of all households. Male-headed family households comprise 4.3% of all households, and
female-headed family households comprise 7.6%. The number of female-headed family
households increased compared to 2010 (1,370 female-headed, 5.9% of total family households).
ACS data from 2018 show of the estimated 1,828 households with a female householder (no
husband present) in the City, approximately 41.3% had children under 18 years of age. Over one-
third (34.8%) of all families with incomes below the poverty level are female-headed households.
Table III-41
Female-Headed Household Characteristics
Number Percent
Total Households 24,114 100%
Female-Headed Households, no spouse/partner present 1,828 7.6%
Female-Headed Households with own children under 18 755 -
Female-Headed Households without children under 18 1,073 -
Total Families, Income in the Past 12 Months Below Poverty Level 2,098 100%
Female Householders, Income in the Past 12 Months Below Poverty
Level
731 34.8%
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP02; ACS 2018 Supplemental
Estimates Detailed Table K201703
The City’s continued implementation of affordable housing projects, public outreach efforts on
fair housing issues, and efforts to maintain affordability restrictions on affordable units will serve
those female-headed households requiring housing assistance.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-83
Affordable Units at Risk
There are 67 restricted ownership units in the City which are at risk of losing their affordability
restriction. These units were built or rehabilitated by private parties, such as Habitat for Humanity
and Building Horizons through various programs in the past or are within existing projects. These
units are single family homes and mobilehomes distributed throughout the City. None of the
currently affordable housing apartments in the City are at risk of losing affordability restrictions
during or within 10 years of the planning period.
Maintenance of at-risk ownership housing units as affordable will depend largely on market
conditions, the attractiveness of financial incentives, if warranted. Because all 67 of the ownership
units are individually owned, controlling and maintaining affordability is particularly difficult. The
City will, however, be required to release the restriction when sales occur, and has an opportunity
at that time to renew affordability covenants. Program 3.C. addresses the preservation of these
units.
Riverside County Income Limits
Income limits for affordability are established annually on a regional basis by the Department of
Housing and Community Development. Table III-42 provides the current (2020) income limits
applicable in Palm Desert. The median household income for a family of four in 2020 is $75,300.
Table III-42
Riverside County Housing Program Income Limits 2020
Number of Persons in Family
Income Category 1 2 3 4
Extremely Low $15,850 $18,100 $21,720 $26,200
Very low $26,400 $30,150 $33,900 $37,650
Lower $42,200 $48,200 $54,250 $60,250
Moderate $63,250 $72,300 $81,300 $90,350
Median $52,700 $60,250 $67,750 $75,300
Source: HCD 2020 State Income Limits
Households Overpaying for Housing
When a household pays more than 30% of its income toward its housing expenses, it is considered
to be overpaying. The Comprehensive Housing Affordability Strategy (CHAS) database, provided
by HUD and based on American Community Survey data, describes the number of households, by
income, with housing cost burdens. The latest CHAS data for the 2013-2017 period for Palm
Desert are shown in the following table. Of all owner households, 35.6% are overpaying for
housing, and 18.0% are severely overpaying. The percentages are higher when analyzing lower-
income households as a group. Of all lower-income owner households, 67.8% are overpaying, and
44.7% are severely overpaying.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-84
The patterns are similar for renter households. Of all renter households, 48.2% are overpaying,
and 24.7% are severely overpaying. Of all lower-income renter households, 77.0% are overpaying,
and 46.1% are severely overpaying.
Table III-43
Overpayment by Income Level, 2013-2017
Income Category1 Owners Renters
Households Percent Households Percent
Household Income less than or = 30% HAMFI: 1,270 1,545
Households overpaying 1,010 79.5% 1,290 83.5%
Households severely overpaying 875 68.9% 1,185 76.7%
Household Income >30% to less than or = 50% HAMFI: 1,195 1,215
Households overpaying 875 73.2% 1,125 92.6%
Households severely overpaying 515 43.1% 725 59.7%
Household Income >50% to less than or = 80% HAMFI: 2,020 2,250
Households overpaying 1,155 57.2% 1,445 64.2%
Households severely overpaying 615 30.4% 400 17.8%
Subtotal: All lower-income households 4,485 5,010
Subtotal: All lower-income HH overpaying 3,040 67.8% 3,860 77.0%
Subtotal: All lower-income HH severely overpaying 2,005 44.7% 2,310 46.1%
Household Income >80% to less than or = 100% HAMFI: 1,215 875
Households overpaying 530 43.6% 320 36.6%
Households severely overpaying 240 19.8% 20 2.3%
Household Income >100% HAMFI: 8,575 3,570
Households overpaying 1,505 17.6% 380 10.6%
Households severely overpaying 325 3.8% 10 0.3%
Total Households 14,270 9,455
Total Households Overpaying 5,075 35.6% 4,560 48.2%
Total Households Severely Overpaying 2,570 18.0% 2,340 24.7%
1 HAMFI = HUD Area Median Family Income
“Overpaying” is defined as spending >30% of gross household income on housing costs.
“Severely overpaying” is defined as spending >50% of gross household income on housing costs.
Source: U.S. Dept. of Housing and Urban Development, CHAS data for Palm Desert, based on 2013-2017 ACS.
For all income levels, the 2013-2017 CHAS Databook identifies 5,075 owner households and
4,560 renter households paying 30% or more for housing, for a total of 9,635 households
overpaying for housing.
Affordability of Housing
In order to determine the level of affordability for market housing in Palm Desert, a comparison
of for-sale and for-rent market housing was undertaken. Table III-44 illustrates that a moderate
income household of four in Palm Desert is able to find rental housing well within its ability to
pay, but cannot afford to buy a median priced home. The table demonstrates that while rental units
are affordable to moderate income households in the City, purchased units may not be affordable
to these households.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-85
Table III-44
Affordability of Housing, 2021
Type of Housing
Cost Ownership Rental
Median Single-
Family Purchase
Price
$485,000 N/A
Median Mortgage
Costs (PITI) $2,780 N/A
Rental Rate N/A $1,260 (median)
$1,691 (3-
bedroom)
30% of Moderate
Household Income $2,259 $2,259
Affordability Gap $521
No Gap
($568-$999
positive)
Regional Housing Needs Assessment Allocation
The State and Southern California Association of Governments (SCAG) develop housing
allocations for each Housing Element planning period. The Regional Housing Needs Assessment
(RHNA) is a minimum projection of additional housing units needed to accommodate projected
household growth of all income levels during the upcoming planning period. For the 2022-2029
planning period, Palm Desert’s share of the RHNA is 2,790 housing units, segmented into five
income categories as shown below.
Table III-45
RHNA by Income Category, 2022-2029
Units
Extremely Low Income 337
Very Low Income 338
Low Income 460
Moderate Income 461
Above Moderate Income 1,194
Total Units Needed 2,790
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-86
Quantified Objectives
Housing Element law requires the City to estimate the number of affordable units likely to be
constructed, rehabilitated, or conserved/preserved, by income level, during the upcoming (2022-
2029) planning period. As shown in the following table, the City reasonably expects that 2,790
housing units will be provided through new construction, and 67 through conservation.
Table III-46
Quantified Objectives Matrix, 2022-2029
Income Category
Activity
Extremely
Low Very Low Low Moderate Above
Moderate Total
New Construction 337 338 460 461 1,194 2,790
Rehabilitation 67 67
Conservation 67 67
LAND INVENTORY
The City’s Regional Housing Needs Assessment for the 2022-2029 planning period projects that
a total of 2,790 housing units will be needed in the City. Of these, 1,194 will be for above moderate
income households, and 461 will be for moderate income households. In addition, the City expects
to conserve a total of 67 units affordable to low income households, and rehabilitate 67 units with
substandard sanitary facilities (see Quantified Objectives, above).
Above moderate income units are expected to be market-driven, single-family homes traditionally
built in the City. More than adequate approved projects are available for above moderate units, as
shown in Table III-48.
Moderate income units are expected to be a combination of market rate rental units and assisted
units, based on the analysis provided in Table III-44, which shows that rental units are affordable
to moderate income households, but ownership units are not. Two moderate income sites, shown
with an asterix in Table III-47, are included in the Vacant Land Inventory to demonstrate that there
is sufficient capacity for these units. The sites are identified as “DD” and “H” in the Table and on
the land inventory map, and will result in 574 units, which exceeds the RHNA allocation of 461
units. Site DD (The Sands, described below) is entitled. Site H has completed a pre-application
review, and is currently being processed.
The remaining 1,135 housing units required for RHNA are for extremely low, very low, and low
income households. The City has identified vacant land that will allow the development of 1,764
units for extremely low, very low and low income households, as shown in Table III-47. These
lands include a combination of approved projects, projects currently being entitled, and vacant
lands which all have the Housing Overlay District.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-87
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 increased densities and provides
for the redevelopment of the downtown, including the San Pablo area, with a particular focus on
more urban housing environments in flanking neighborhoods. The Land Use Element also includes
the University Park area, which is designed to accommodate higher density.
Table III-47 lists the available vacant lands in the City by Assessor’s Parcel Number and provides
the size of each parcel and the potential number of units that could be developed on each. All lands
shown in the Table have all utilities available immediately adjacent to them, including water,
sewer, electricity, and natural gas. As shown on the corresponding map, inventory lands are
geographically distributed throughout the City and not concentrated in any areas. As such, they
affirmatively further fair housing principles.
Lands provided in the inventory have been calculated at a density of 15 to 20 23 units per acre.
Assuming The density range assumes that 80% intensity will be achieved based on: an average
unit size of 1,000 square feet, 28 units per acre can be achieved with 3-story buildings, which is
the current height limit in the Planned Residential (PR) zone. This also assumes common area
open space in compliance with Zoning requirements, and surface parking. As this zone allows
building coverage of 40%, there is more than sufficient space to accommodate the density assumed
in the inventory. Further, the density assumptions are conservative compared to typically built
densities in each of the zones. The most recent affordable housing projects built in the City were
constructed at densities of 15 to 28 units per acre, including Carlos Ortega Villas, at 13 units per
acre , and the City currently has entitled or proposed affordable housing projects at densities of
17.5 to 27 units per acre on parcels of 10 acres or more:
• Tthe Sands, Site DD: 388 units on 17.5 acres (22/acre);
• Pacific West, Site B, 270 269 units on 12 acres (23/acre);
• Millennium private site, and 2 sites at Millennium, Site H, 330 units on 15 acres (22/acre),
and
• Millennium City site, Site C, 240 units on 10 acres, 24/acre).
As described on page III-46, Infrastructure Requirements, water, sewer and dry utilities are all in
place throughout the City, immediately adjacent to all the sites listed in Table III-47. The current
pattern of projects being proposed in the City also shows that lLarge sites are not constrained from
development, and are being developed currentlyas all four currently proposed projects listed here
are on sites of 10 acres or larger. In addition, when the City adopted the Housing Overlay District,
it placed it on all Inventory sites to increase capacity and allow higher densities on these
properties.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-88
Table III-47
Vacant Land Inventory of Sites for Extremely Low, Very Low, Low and Moderate
Income Units
Map
Key
Assessor’s
Parcel No. GP
Zoning
(all HOD)** Acreage
Allowable
Density
Realistic
Density
Potential
Units
Vacant Entitled Sites
DD 624-040-037
Town Center
Neighborhood P.R.-17.5 17.66 17.5 17.5 78
DD* 624-040-037
Town Center
Neighborhood P.R.-17.5 17.66 17.5 17.5 310
E
694-520-013, -
014, -015, -017,
-019 and -020
Small Town
Neighborhood;
Employment
Center P.R.-19 8.05 19 18 21
Subtotal Entitled Sites 409
Vacant Sites in the Entitlement Process
LL
627-122-013
and -003
Small Town
Neighborhood R-2, HOD 1.43 3 to 10 20 28
B 694-310-006
Town Center
Neighborhood P.R.-20
12 of
68.2 4 to 20 22.5 269
H 694-190-087
Town Center
Neighborhood P.R.22 14.97 22 22 44
H* 694-190-087
Town Center
Neighborhood P.R.22 14.97 22 22 286
C 694-120-0285
Town Center
Neighborhood;
Suburban
Retail Center
P.C.-(3),
FCOZ
10 of
20.18 7 to 40 24 240
KK 622-370-014
Public
Facility/Institu
tional P 1.84 N/A N/A 36
Subtotal Sites in Entitlement Process 903
Vacant Sites
A 685-010-005
Regional
Retail
P.C.-(3),
P.C.D.
15 of
64.26 10 to 15 14 200
D
694-130-017 &-
018
Town Center
Neighborhood P.R.-22 10.95 22 20 219
F 694-510-013
Town Center
Neighborhood P.R.-22 16.32 22 20 326
PP
624-441-014
through -022
Small Town
Neighborhood P.R.-6 1.31 3 to 10 8 10
QQ
624-440-032
through -036
Small Town
Neighborhood P.R.-6 0.72 3 to 10 8 6
T
627-041-010
through 013, -
29, 031 - 033
Small Town
Neighborhood/
Neighborhood
Center R-3 1.36 7 to 40 15 20
Subtotal Vacant Sites 761
Total All Vacant Sites 2,093
* Moderate Income Site
** All sites in this Table have been assigned the Housing Overlay District.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-89
Commercial Designated Sites
Sites C and A are proposed on lands currently designated for Planned Commercial. In the case of
Site C, the land is owned by the City, and is currently under contract for development of 240
affordable housing units for very low and low income households (please see discussion below,
Pending Projects). This site has the HOD overlay, which allows parking reductions and fee waivers
for the development of affordable housing units. Site A is part of a larger holding owned by a
private party. The developer is preparing a Specific Plan which will include a minimum of 200
units affordable to very low and low income households. The Specific Plan, as allowed by State
law, will include site-specific zoning standards to allow the development of these units. The
Specific Plan submittal is expected in 2021-2022.
Small Sites
As described below, Site LL is City-owned, and will be developed for 28 units affordable to very
low and low income households. The City will consolidate the lots when development occurs.
As shown in the Table, approximately 2,449 093 units could be constructed on lands which are
currently available for multiple family residential development. As several of these sites are larger,
Program 1.F has been provided to encourage the subdivision of these sites to facilitate multi-family
development, even though currently proposed projects for affordable housing in the City are on
sites of 10 to 15 acres. This inventory accommodates land needed for very low, low and moderate
income households, although as described above, moderate income households can afford market
rate rentals in the City currently.
According to the Fair Housing analysis (see “Existing Affordable Housing Programs” section), the
City has a low segregation level, no racially or ethnically concentrated areas of poverty, equal
access to opportunity, and no disproportionate housing needs. The sites identified above will not
exacerbate any such conditions.
Pending Affordable Housing Developments
The following affordable projects are either entitled or proposed and anticipated to be built during
the planning period.
Entitled Projects
• The Sands Apartments (Site DD) on Hovley Lane is approved for a total of 388 multi-
family rental units. Of those, 78 are required to be affordable for very low income
households through an approved Development Agreement that requires that the units be
deed restricted. The balance are expected to be market units which will be affordable to
moderate income households.
• Palm Desert 103 (Site E) will include 21 one and two-bedroom rental units reserved for
moderate income residents required by conditions of approval, which require that the units
be deed restricted. The project will be developed by a private party.
• In May 2020, the City conveyed 14 vacant parcels on Merle Street to the Coachella Valley
Housing Coalition (CVHC) for the development of 14 detached single-family, self-help
ownership homes for very low and low income households. CVHC will deed restrict the
homes when they are developed. These lots are shown on the inventory as sites PP and QQ.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-90
Projects Pending Entitlements
• Sagecrest Apartments (Site LL) will be rebuilt into a minimum of 28 units for very low
and low income households with the implementation of the Housing Overlay. The Housing
Authority is currently seeking proposals for this project. This Housing Authority project is
located at the corner of Santa Rosa and San Pasqual. The project will require a Precise Plan
approval when the developer is selected. The units will be deed restricted for very low and
low income households, and renters will be required to show proof of income. The DDA
for the project includes a requirement that the units be built by 2024.
• Pacific West (Site B) The Successor Agency to the Palm Desert Redevelopment Agency
(SARDA) is under contract for the sale of 10± acres immediately east of the Sherriff’s
station on Gerald Ford Drive, for the development of 270 269 units affordable to be deed
restricted for very low and low income households. The project was approved by the
Planning Commission in July of 2021. The developer is actively involved in securing
CDLAC/TCAC and other funding, and expects to begin construction in 2023.
• Millennium Private site (Site H) will include 66 affordable rental units with 44 to very low
and low income and 22 to moderate, within a 330 unit market rate/moderate income project
on 10 acres. The affordability of the very low, low and moderate income units have been
secured in an approved Development Agreement, and will require deed restrictions. The
project is proposed by a private housing developer. The project is being designed, and a
Precise Plan application is expected in October of 2021.
• Millennium City site (Site C) The City is currently under contract for the development of
240 units affordable to very low and low income households on 10 acres of land. The units
will be deed restricted. The project will be developed by a private housing developer on
City land. Entitlement applications are expected in 2022, financing will be secured in 2023.
and construction is expected in 2024.
• Arc Village (Site KK) will include 36 affordable rental units, including 32 one-bedroom
units and 4 two-bedroom units, for special needs adults adjacent to the Desert Arc campus.
The project will be developed by a private party. This project will require a Previse Plan
application.
These entitled and pending entitlement projects will result in a total of 716 units affordable to very
low and low income households, and 596 units affordable to moderate income households. With
completion of these projects, the City will need to accommodate an additional 419 units for very
low and low income households, and would have an excess of 135 moderate income units when
all entitled and pending entitlement sites in Table III-47 are developed. Table III-47 also shows
that the City has capacity for 761 units on vacant sites, almost double the 419 needed during the
planning period to complete the RHNA.
Table III-48 provides a list of entitled projects which will be available for market housing, to
accommodate the City’s RHNA for the above moderate income category. These projects include
plans for single family homes, condominiums and townhomes, and apartments. These projects are
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-91
in various stages of development. Dolce is under construction. Stone Eagle, Big Horn Mountains,
Big Horn Canyon, and Ponderosa Homes lots are recorded and only single family building permits
are required. In the case of Montage, the project was approved in May, 2021 and is currently
proceeding to record the Tract Map and secure grading and building permits. In the case of
University Park, Millennium Apartments, Ponderosa Apartments, Precise Plan applications are
required to allow development. University Park, the Santa Rosa Golf Course, the Catavina site and
Villa Portofino require further subdivision and Precise Plan approvals. The various stages of
development allow for staged development throughout the planning period.
Table III-48
Vacant Above Moderate Income Sites
Map
Key Project Name Remaining
Lots
Projected
Units
1 Stone Eagle 25 25
2 Big Horn Mountains 10 10
3 Big Horn Canyon 31 31
4 University Park – Phase I 1,069 1,069
5 University Park – Phase II 1,291 1,291
6 University Park – Phase III 196 196
7 Millennium Apartments 330 264
8 Former Santa Rosa Golf Course 300 300
9 Former Catavina Site 159 159
11 Villa Portofino – Lot 1 145 145
12 GHA Montage 63 63
13 Ponderosa Homes 99 80
14 Ponderosa Apartments 140 140
15 Dolce 127 127
16 Monterey Ridge 202 202
Total Units 4,187 4,102
The map below provides the location of the sites shown in the inventory tables.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-92
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-93
PUBLIC PARTICIPATION
The first workshop held for the Housing Element update was with the Palm Desert Housing
Authority Housing Commission on January 6, 2021. The Commission’s discussion centered on
the City’s RHNA, the sites on the inventory, and the provision of units for seniors. The
Commissioners indicated that senior units were needed at affordable rents, and that the upcoming
planning period seemed to be well planned for, given the projects that were moving forward.
The City made concerted efforts to reach all segments of the population for input into the Housing
Element update. On January 21, 2021, the City held a workshop for the community. A mix of
affordable housing developers, public agencies, interested parties and individuals were invited via
email. Formal invitations were sent to 21 organizations, including Habitat for Humanity,
Community Housing Opportunities Corp., Lift to Rise, and the Coachella Valley Housing
Coalition. In addition, the workshop was advertised on the City’s web site, and in the Desert Sun
newspaper. Accommodation was provided for persons requiring hearing or visual assistance for
the virtual workshop, although none was requested from participants. Seventeen (17) people
attended, and had an active and productive conversation. The workshop began with a short
presntation, but was structured as a conversation among attendees, so that they could speak freely
about issues of concern. Affordable housing developers, including CVHC and CHOC, indicated a
strong desire to work with the City on projects, and clearly expressed their concerns regarding the
funding of projects, which require too many funding sources in recent years. Strong support was
expressed for the City’s increased density to 40 units per acre. The City concurs with developers’
concerns about funding sources, and has included programs for projects in this Element where the
City will leverage its land to help with private developers’ funding applications. However, because
of the Legislature’s removal of housing set aside for affordable housing, the City’s participation
in projects will be more limited during the planning period, and the City’s focus in programs has
shifted to work with private parties to construct the required units.
A City Council study session was held on March 25, 2021, to discuss the status of the Housing
Element update and the recently adopted RHNA allocation. The City Council listened to a staff-
led presentation, and asked questions about various projects and sites on the City’s inventory. The
focus of development in the University Park area for student and faculty housing for the future
expansion of the universities in this area was considered a top priority.
The Housing Element was posted on the City’s website in June of 2021. The City also held an
additional Study Session with the City Council on amendments to the Housing Element on
September 9, 2021. Following that Study Session, the revised Draft Element was posted on the
City’s website, and notices sent to community organizations, all of the participants in the City’s
previous workshops, and all those to whom workshop invitations had been sent to invite comments
on the revised Element, prior to its resubmittal to HCD. No comments were received during the
comment period.
Finally, public hearings were held before the Planning Commission and City Council for the
adoption of the Element, in ?? and ?? of 2021.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-94
GOALS, POLICIES AND PROGRAMS
Goal 1
A variety of housing types that meet all of the housing needs for all income groups within the City.
Goal 2
The preservation and maintenance of the high quality of the City’s affordable housing supply.
Policy 1
New affordable housing projects shall be encouraged in all areas of the City. Special attention will
be made to distributing the units so that large concentrations of affordable housing in any one area
are avoided.
Program 1.A
The City shall work with affordable housing developers, non-profit agencies and other
stakeholders to implement the following affordable housing projects for extremely low, very low,
low and moderate income households during the planning period.
• 21 units at Palm Desert 103 (Site E): annually contact the landowner and provide them
with current City programs and incentives for the construction of the remaining units within
the project.
• 36 units at Arc Village (Site KK): continue to work with Desert ARC and affordable
housing developers to secure funding for these units for developmentally disabled persons.
The City will participate in the preparation of applications for State funding and reinstate
funding assistance when an application is prepared.
• 66 units at Millennium (Site F): the City will continue to work with the developer to process
the pending entitlements and finalize the affordable housing covenants consistent with the
existing Development Agreement.
The City will annually contact the land owners, promote the projects to the development
community, and continue to extend approvals, as appropriate, to implement these projects.
Responsible Agency: Community Development Department and Housing Authority
Schedule: 2022-2027Continuous as these projects move forward
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-95
Program 1.B
The City shall pursue the planning and implementation of the following projects for extremely
low, very low, low and moderate income households during the planning period. The City will
utilize public-private partnerships, grants and third party funding for these projects, and density
bonus incentives.
• 240 units at Millennium City Site (Site C): the City shall enforce the terms of its existing
agreement with the developer of this project, including maintaining project schedules and
expediting processing of applications. A minimum of 15% of the units will be reserved for
extremely low income residents.
• 28 units at Sagecrest Apartments (Site LL): the City will complete the RFP process in 2022,
and establish an agreement with the successful developer for construction of the units by
2025. A minimum of 15% of the units shall be reserved for extremely low income residents.
• 270 269 units at Gerald Ford, west of Portola (Site B): the City will maintain the schedule
established in the existing agreement with the developer, participate in funding
applications, and participate in the funding through the existing land sale agreement, to
reach completion of construction by 2024.
SARDA will issue RFPs and secure developers for these project, and negotiate timelines for
development of the units during the planning period. The City will also write letters of support
and lobby in favor of funding for these projects where appropriate.
Responsible Agency: Community Development Department and Housing Authority
Schedule: As described above, 2022-2025
Program 1.C
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:
• 200 units at Key Largo (Site A): the City will continue to work with the land owner in the
completion of entitlement applications for the site, including the provision of Density
Bonus incentives, fee waivers and other incentives as appropriate.
• 78 units at the Sands (Site DD): the City will maintain contact with the land owner and
participate in funding efforts as the developer applies for TCAC and other funds for the
project.
• 320 units within the University Neighborhood Specific Plan area (Site I/5): the City will
maintain contact with the landowner and provide incentives, including Density Bonus and
fee waivers, as appropriate, to encourage development of these properties for housing
affordable to very low and low income households..
The City shall annually contact the owners/developers of these lands and review with them
the incentives and financing options available through State and federal loan and grant
programs, and local non-profit agencies to assure that all potential financial mechanisms
are being considered for the project(s).
The City will offer incentives, including Density Bonus, fee waivers and reduced building permit
fees for those projects including a minimum of 15% of units affordable to extremely low income
households.
Responsible Agency: Planning Department
Schedule: 2022-2029
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-96
Program 1.D
The City shall continue to implement the Self Help Housing program when funds are available.
The City will work with agencies such as Habitat for Humanity and Coachella Valley Housing
Coalition to identify funding and the location of these units. This includes the construction of the
14 homes on Merle, secured with CVHC. The City will implement the provisions of its agreement
with CVHC to assure the completion of the 14 self-help units by 2024.
Responsible Agency: Housing Authority
Schedule: 2022-2024 for Merle lots, annually throughout planning period
Program 1.E
The City shall maintain its inventory of sites zoned for PR-20 or more, 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. These sites are included in the Vacant Land
Inventory (Table III-47), have been assigned the Housing Overlay District, and will be required,
consistent with AB 330, to meet the densities cited in the Inventory. The City will post Table III-
47 on its website immediately upon adoption of the Element. The City shall, as part of its Annual
Progress Report to HCD, analyze whether any Inventory site has been developed at a density less
than that shown in Table III-47, and how any reduction was offset to assure that the City’s RHNA
allocation can be met (no net loss).
Responsible Agency: Planning Department.
Schedule: As project applications are submitted2022 for posting of Table III-47, April of each
year for Annual Progress Report.
Program 1.F
Although the affordable housing projects currently approved or being entitled in the City occur on
parcels of 10 acres or more, tThe 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 (50-100 units) as development proposals are brought
forward. The City will discuss incentives available for land divisions (2-5 acres) encouraging the
development of housing affordable to lower income households with housing developers as
proposals are brought forward. The City will offer incentives for land division encouraging the
development of affordable housing including, but not limited to:
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: As projects are proposed
Program 1.G
The City shall establish a pilot program to encourage development of ADUs and JADUs that are
dedicated as affordable units and made available for rent to low-income households for at least 30
years. The City program could include an incentive such as floor area bonus for the property
owner; reductions in building plan check fees, and/or inspection fees.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-97
Responsible Party: Planning Department
Schedule: Develop and publish program on City website: 2021-2022, with regular Zoning
Ordinance update
Program 1.H
The City shall establish an SB 35 planning application and process that contains the requirements
of the law, the required objective development standards, and the processing requirements for these
projects.
Responsible Agency: Planning Department.
Schedule: Fiscal Year 2021-2022
Policy 2
The City shall encourage the rehabilitation of existing housing units through a variety of programs.
Program 2.A
The City shall consider CDBG funds for the Home Improvement Program for single family homes
by providing grants and low interest loans to program participants, with a focus on the 67 units
identified as having substandard kitchen and bath facilities, and continuing to refer residents to the
existing HVAC replacement program offered by SCE. The HIP program will be provided to the
extent that funding is available, to up to five eight households each year, and referrals made for
the SCE replacement program as they are received, on average to 7 residents annually.
Responsible Agency: Housing Authority
Schedule: Annually as funds are availablewith adoption of CDBG program funding
Program 2.B
The City shall develop a program for homeowner assistance for the rehabilitation of older and
substandard housing units. Funding sources to be considered include CDBG, HIP, and other
programs as identified.
Responsible Agency: Community Development Department
Schedule: Annually as funds are available
Policy3
The City shall preserve existing affordable housing units.
Program 3.A
The Housing Authority shall continue to subsidize affordable housing units it owns now and in the
future using operating revenues.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Program 3.B
The Housing Authority shall maintain the existing resale restrictions and other subsidies on 301
ownership units.
Responsible Agency: Housing Authority
Schedule: Throughout the planning period
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-98
Program 3.C
The City will research and identify ownership of the 67 ownership units at risk of losing
affordability covenants during or immediately following this planning period, and work with
owners to extend these covenants. Incentives could include:
• financial assistance for the extension of covenants.
• Offer HIP major rehabilitation loans to homeowners to secure extended restrictions.
Responsible Agency: Housing Authority
Schedule: Throughout planning period, one year prior to covenant expiration
Program 3.D
The Housing Authority owns approximately 1,114 existing rental housing units and will strive to
maintain its ownership and/or long term affordability of these units by a third party. Should the
Housing Authority sell any of its properties, the sale will include a deed restriction assuring that
the same affordability levels as occur prior to sale are maintained for a period of at least 55 years.
Responsible Agency: Housing Authority
Schedule: Annually in the Housing Authority Budget
Program 3.E
The City shall coordinatewill host meetings 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 City shall consider
allocation of the City’s Childcare Mitigation Fee to new projects which provide the service.
Responsible Agency: Housing Authority, Community Development Department
Schedule: As projects are proposed
Policy 4
The City shall continue to strive to meet the State-mandated special shelter needs of large families,
female headed households, single parent families, senior citizens, and disabled individuals and
families, and shall consider including units for such households in its projects.
Program 4.A
The City shall continue to enforce the provisions of the Federal Fair Housing Act. The City shall
continue its referral program to the Fair Housing Council of Riverside County, and shall maintain
information at City Hall and affordable housing complexes. Brochures and flyers shall be available
at Housing Authority properties, the Public Library, and City Hall, and at County social service
agency offices in the City, in order to assure that they are available to all community members.
Responsible Agency: City and Housing Authority
Schedule: Brochures and flyers available at Housing Authority properties, Public Library, and
CityBrochures updated and refilled as needed to assure they are always available.
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-99
Program 4.B
The City shall work with the Senior Center and other appropriate agencies in the housing of
disabled residents. The City will annually train staff at the Senior Center and Housing Authority
properties in the needs of disabled residents, the requirements of the Americans with Disabilities
Act, and the City’s Reasonable Accommodation policy.
Responsible Agency: Senior Center
Schedule: Annually through staff training program
Program 4.C
The City shall meet with non-profit developers and other stakeholders annually to establish and
implement a strategy to continue to provide housing affordable to extremely low-income
households. The City shall also consider applying for State and federal funding specifically
targeted for the development of housing affordable to extremely low-income households, such as
CDBG, HOME, Local Housing Trust Fund program and Proposition 1-C funds to the extent
possible. The City shall continue to consider incentives, such as increased densities, modifications
to development standards, priority processing and fee deferrals as part of the financing package
for projects which include extremely low income units.
Responsible Agency: City
Schedule: As projects are proposedIn conjunction with development of projects described in
Programs 1.A through 1.C.
Policy 5
The City shall strive to provide shelter for the homeless and persons with disabilities.
Program 5.A
The City shall continue to work with CVAG on a regional solution for homelessness with the CV
Housing First program, through a collaborative approach of the Coachella Valley Homelessness
Engagement & Action Response Team (CVHEART).
Responsible Agency: City Manager’s Office
Schedule: Annually in the General Fund Budget
Program 5.B
The City will continue to coordinate with the Inland Regional Center, Desert Arc and other
appropriate agencies and organizations that serve the developmentally and physically disabled
population. The City will continue to encourage developers to reserve a portion of affordable
housing projects for the disabled, including those with developmental disabilities. The City will
support funding applications for such projects, and will consider fee waivers and reductions when
these projects are proposed. Housing Authority properties are one of the vehicles available to
encourage rental to developmentally disabled individuals.
Responsible Agency: Planning Department
Schedule: As projects are proposed
Program 5.C
The City shall encourage local organizations, such as the Coachella Valley Rescue Mission,
Martha’s Village and Catholic Charities, to apply to the City for the award of CDBG funds for
homeless services.
Responsible Agency: Finance Department
Schedule: Annually with CDBG funding cycle
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-100
Program 5.D
Review and revise, as necessary, the Zoning Ordinance to ensure compliance with Assembly Bill
(AB) 101 as it pertains to Low Barrier Navigation Centers, and AB 139 as it relates to parking for
emergency shelters being required for employees only. Modify the definition of “homeless shelter”
to include Low Barrier Navigation Centersthis use.
Responsible Agency: Planning Department
Schedule: 2022-2023 at regular Zoning Ordinance update
Policy 6
The City shall continue to utilize restrictions, applicant screenings, and other appropriate
mechanisms established as conditions of approval, restrictive agreements or other means in order
to preserve affordable for sale housing units for the long term.
Program 6.A
The City shall keep in regular contact with the Riverside County Housing Authority to ensure that
Section 8 housing assistance within the City is actively pursued. At least 30 households should be
assisted every year.
Responsible Agency: City and Housing Authority
Schedule: Annually with annual compliance plan review
Policy 7
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 8
The City shall continue to address the needs of the senior population in development of housing.
Program 8.A
The City shall maintain the Housing Overlay District and Accessory Dwelling Unit standards in
the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Annually review with state General Plan report
Program 8.B
The City shall continue to encourage the development of assisted living facilities for seniors.
Responsible Agency: Community Development Department
Schedule: As projects are proposed
Policy 9
The City shall implement the State’s density bonus law.
Program 9.A
Revise the Zoning Ordinance to ensure compliance with AB 2345State law as it pertains to density
bonus requirements throughout the planning period.
Responsible Agency: Community Development Department
Schedule: at regular Zoning Ordinance update
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-101
Policy 10
Promote the jobs/housing balance through the development of housing with convenient access to
commercial land uses, schools, available public transport and employment centers.
Policy 11
The City shall promote and affirmatively further fair housing opportunities throughout the
community for all persons regardless of race, religion, sex, marital status, ancestry, national origin,
color, familial status, or disability, and other characteristics protected by the California Fair
Employment and Housing Act (FEHA), Government Code Section 65008, and any other
applicable state and federal fair housing and planning law.
Program 11.A
Maintain andContinue to provide multilingual brochures and informational resources to inform
residents, landlords, housing professionals, public officials, and others relevant parties about fair
housing rights, responsibilities, and services.
Responsible Agency: Housing Authority
Schedule: Ongoing
Program 11.B
Coordinate with SunLine Transit Agency to expand services that provide reliable transportation
options to low income, disabled, senior, and other residents with limited access.
Responsible Agency: Community Development Department
Schedule: 2022-2029
Policy 12
Encourage energy conservation through the implementation of new technologies, passive solar site
planning and enforcement of building codes. Please also see the Energy and Mineral Resources
Element.
Program 12.A
The City shall maintain an Energy Conservation Ordinance which mandates conservation in new
construction beyond the requirements of the California Building Code.
Responsible Agency: Planning Department
Schedule: Annual review with state General Plan report
Program 12.B
The City shall encourage Green Building techniques, recycling in demolition, and the use of
recycled, repurposed and reused materials in all new housing projects to the greatest extent
possible.
Responsible Agency: Planning Department, Building Department, Public Works Department
Schedule: As projects are proposed
TN/City of Palm Desert
General Plan/Housing Element
Housing Element
III-102
Appendix A
Public Outreach Materials
COMMUNITY WORKSHOP NOTICE
CITY OF PALM DESERT HOUSING ELEMENT COMMUNITY
WORKSHOP
Thursday, January 21, 2021 – 3:00 p.m.
A community workshop for the City’s Housing Element Update (2021-2029
planning period) will be held Thursday, January 21, 2021, at 3:00 p.m. via
Zoom. At this workshop, the City will discuss background information
regarding its upcoming Housing Element Update including new State
Housing Element law, the 2021-2029 Regional Housing Needs Assessment
(RHNA) allocation for the City and take public comments on the Update from
those attending. All members of the public are encouraged to attend.
The Housing Element is a series of goals, policies, and implementation
measures for the preservation, improvement, and development of housing,
which would apply throughout the City. It meets the requirements of the
California Department of Housing and Community Development, and State
law.
To participate in the workshop via Zoom, please RSVP by email to
eceja@cityofpalmdesert.org, by 10:00 a.m. on the day of the meeting (requests
received after 10:00 a.m. on meeting day may not be processed). Specific
questions regarding the workshop or Housing Element may be directed to Eric
Ceja, Principal Planner, at (760) 346-0611 or eceja@cityofpalmdesert.org.
The City of Palm Desert promotes fair housing and makes all programs available to low-income families
and individuals, regardless of race, religion, color, national origin, ancestry physical disability, mental
disability, medical condition, marital status, political affiliation, sex, age, sexual orientation or other
arbitrary factor.
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Tuesday, January 12, 2021 at 08:21:03 Pacific Standard Time
Page 1 of 2
Subject:Palm Desert Housing Element Update - Virtual Community Workshop No=ce - Join us!
Date:Tuesday, January 12, 2021 at 8:19:19 AM Pacific Standard Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, apreedge@cityventures.com <apreedge@cityventures.com>,
julie.bornstein@cvhc.org <julie.bornstein@cvhc.org>, mdiacos@cypressequity.com
<mdiacos@cypressequity.com>, lvandeweghe@decro.org <lvandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, tcox@cvag.org <tcox@cvag.org>,
cesarc@kennedycommission.org <cesarc@kennedycommission.org>, esantana@ush.us
<esantana@ush.us>, ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@na=onalcore.org <tmize@na=onalcore.org>, JSilver@chochousing.org
<JSilver@chochousing.org>, CLiuzzo@chochousing.org <CLiuzzo@chochousing.org>,
YLyashenko@chochousing.org <YLyashenko@chochousing.org>, MHachiya@chochousing.org
<MHachiya@chochousing.org>, Maryann.Ybarra@cvhc.org <Maryann.Ybarra@cvhc.org>,
DarrenB@tpchousing.com <DarrenB@tpchousing.com>, jor=z@nphsinc.org
<jor=z@nphsinc.org>, execu=vedirector@h_cv.org <execu=vedirector@h_cv.org>,
info@h_cv.org <info@h_cv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@li`torise.org
<info@li`torise.org>, VNicholas@chochousing.org <VNicholas@chochousing.org>, Eric Ceja
<eceja@cityofpalmdesert.org>, jgonzales@cityofpalmdesert.org
<jgonzales@cityofpalmdesert.org>, Nicole Criste <ncriste@terranovaplanning.com>, Bi=an
Chen <bchen@terranovaplanning.com>
ADachments:image001.png
Page 2 of 2
Name Organization Email
Jann Bueller City's Housing Commission jannb774@gmail.com
Taylor Varner Libolt Lift to Rise taylor@lifttorise.org
Melody Morrison tallgirlof3@gmail.com
Donna ault City's Housing Commission donnaault@msn.com
Dennis City's Housing Commission guinawcd@gmail.com
Habitat for Humanity executivedirector@hfhcv.org
Joy Silver Communities Housing Opportunities Corporation JSilver@chochousing.org
Tony Mize National Core tmize@nationalcore.org
Emilia Mojica Coachella Valley Housing Coalition Emilia.Mojica@cvhc.org
Slawomir Rutkowski Coachella Valley Housing Coalition Slawomir.Rutkowski@cvhc.org
Anna Tellez Coachella Valley Housing Coalition Anna.Tellez@cvhc.org
Sheila McGrath Coachella Valley Housing Coalition Sheila.McGrath@cvhc.org
Gretchen Gutierrez Desert Valley Builders Associations gg@thedvba.org
Housing Element Workshop RSVP List - January 21, 2021
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1
Wednesday, September 1, 2021 at 15:47:59 Pacific Daylight Time
Page 1 of 3
Subject:Palm Desert Housing Element Study Session
Date:Friday, August 27, 2021 at 2:44:30 PM Pacific Daylight Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
To:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>,
mdiacos@cypressequity.com <mdiacos@cypressequity.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, tmize@workforcehomebuilders.com
<tmize@workforcehomebuilders.com>, ggardner@usapropfund.com
<ggardner@usapropfund.com>, esantana@ush.us <esantana@ush.us>,
cesarc@kennedycommission.org <cesarc@kennedycommission.org>,
apreedge@cityventures.com <apreedge@cityventures.com>, julie.bornstein@cvhc.org
<julie.bornstein@cvhc.org>, lvandeweghe@decro.org <lvandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, tcox@cvag.org <tcox@cvag.org>,
tmize@naWonalcore.org <tmize@naWonalcore.org>, JSilver@chochousing.org
<JSilver@chochousing.org>, Charles Liuzzo <cliuzzo@chochousing.org>, Yegor Lyashenko
<YLyashenko@chochousing.org>, Minami Hachiya <MHachiya@chochousing.org>, Maryann
Ybarra <maryann.ybarra@cvhc.org>, Darren Berberian <DarrenB@tpchousing.com>,
jorWz@nphsinc.org <jorWz@nphsinc.org>, execuWvedirector@h\cv.org
<execuWvedirector@h\cv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@li]torise.org
<info@li]torise.org>, Info HFHCV <info@h\cv.org>, Vince Nicholas
<VNicholas@chochousing.org>, Eric Ceja <eceja@cityofpalmdesert.org>, Jessica Gonzales
<jgonzales@cityofpalmdesert.org>, Nicole Criste <ncriste@terranovaplanning.com>, BiWan
Chen <bchen@terranovaplanning.com>, Cynthia Michaels
<cmichaels@terranovaplanning.com>, jannb774@gmail.com <jannb774@gmail.com>,
taylor@li]torise.org <taylor@li]torise.org>, tallgirlof3@gmail.com <tallgirlof3@gmail.com>,
donnaault@msn.com <donnaault@msn.com>, guinawcd@gmail.com
<guinawcd@gmail.com>, execuWvedirector@h\cv.org <execuWvedirector@h\cv.org>,
JSilver@chochousing.org <JSilver@chochousing.org>, tmize@naWonalcore.org
<tmize@naWonalcore.org>, Emilia.Mojica@cvhc.org <Emilia.Mojica@cvhc.org>,
Slawomir.Rutkowski@cvhc.org <Slawomir.Rutkowski@cvhc.org>, Anna.Tellez@cvhc.org
<Anna.Tellez@cvhc.org>, Sheila.McGrath@cvhc.org <Sheila.McGrath@cvhc.org>,
gg@thedvba.org <gg@thedvba.org>
AJachments:image.png, PD HE Study Session NoWce.jpg
As a participant in our community workshops for the City of Palm Desert’s Housing Element Update, we
wanted to let you know of this upcoming Study Session. The Study Session will be a presentation followed
by Planning Commission and City Council comments and questions, and we hope that you can attend and
listen in. Following the Study Session, the City will post the revised Housing Element on its website for
public comment, from September 10th through September 24th. We invite you to provide comments on the
Element through this portal: Housing Element | City of Palm Desert
Page 2 of 3
Page 3 of 3
Friday, September 3, 2021 at 13:49:22 Pacific Daylight Time
Page 1 of 2
Subject:Palm Desert Housing Element Study Session
Date:Friday, September 3, 2021 at 1:48:29 PM Pacific Daylight Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:josieare@gmail.com <josieare@gmail.com>, info@pdacc.org <info@pdacc.org>,
gg@thedvba.org <gg@thedvba.org>, Jessica Gonzales <jgonzales@cityofpalmdesert.org>,
Nicole Criste <ncriste@terranovaplanning.com>
AEachments:image001.jpg, image002.jpg
As a participant in our community workshops for the City of Palm Desert’s Housing Element Update, we
wanted to let you know of this upcoming Study Session. The Study Session will be a presentation followed
by Planning Commission and City Council comments and questions, and we hope that you can attend and
listen in. Following the Study Session, the City will post the revised Housing Element on its website for
public comment, from September 10th through September 24th. We invite you to provide comments on the
Element through this portal: Housing Element | City of Palm Desert
Page 2 of 2
Friday, September 10, 2021 at 15:13:32 Pacific Daylight Time
Page 1 of 2
Subject:FW: Screen Shot of Housing Element Website Update
Date:Friday, September 10, 2021 at 3:10:10 PM Pacific Daylight Time
From:Nicole Criste <ncriste@terranovaplanning.com>
To:Kimberly Cuza <kcuza@terranovaplanning.com>
ABachments:image001.jpg, image002.png, image003.jpg, image004.jpg, image005.jpg
For PDHE Appendix
Nicole Sauviat Criste
Principal
TERRA NOVA PLANNING & RESEARCH, INC.®
42635 Melanie Place, Ste 101
PALM DESERT, CA. 92211
(760) 341-4800
FAX#: 760-341-4455
E-Mail: ncriste@terranovaplanning.com
From: "eceja@cityofpalmdesert.org" <eceja@cityofpalmdesert.org>
Date: Friday, September 10, 2021 at 2:54 PM
To: Nicole Criste <ncriste@terranovaplanning.com>
Cc: "jgonzales@cityofpalmdesert.org" <jgonzales@cityofpalmdesert.org>
Subject: Screen Shot of Housing Element Website Update
AVached is the screenshot for the HE website update.
Page 2 of 2
Thanks,
Eric Ceja
Deputy Director of Development Services
Ph: 760.346.0611 Direct: 760.776.6384
eceja@cityofpalmdesert.org
www.cityofpalmdesert.org
Install the Palm Desert In Touch app to stay in touch with your community
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CHAPTER 8: SAFETY
GENERAL PLAN | 109
8. SAFETY
Overview
The City of Palm Desert strives to maintain a high level of safety and
to respect the natural setting of the community, while meeting the
needs of residents, a thriving economy, and critical government
functions. This element identifies priority public safety issues in Palm
Desert and addresses potential hazards to people and property.
Issues in this element include both natural and human-caused
hazards. Goals, policies and actions in the Safety Element seek to
enhance the safety of the community and foster long-term resilience
to potential hazards.
Statutory Requirements
California law (Government Code Section 65302(a)) requires that a city’s general
plan include:
“a safety element for the protection of the community from any unreasonable risks
associated with the effects of seismically induced surface rupture, ground shaking,
ground failure, tsunami, seiche, and dam failure; slope instability leading to
mudslides and landslides; subsidence… and other geologic hazards known to the
legislative body; flooding; and wildland and urban fires. The safety element shall
include mapping of known seismic and other geologic hazards. It shall also address
evacuation routes …peak load water supply requirements, and minimum road widths
and clearances around structures, as those items relate to identified fire and
geologic hazards.”
As required by state law, the Safety Element identifies forces of nature and events
resulting from human action that have the potential to cause harm to life and
property in the city. Identifying the source of such threats allows decision-makers to
take preemptory action to minimize the damage, particularly as it relates to new
development projects. In addition to State-mandated components, the Safety
Element builds on the previous General Plan to emphasize the importance of police
services and personal safety. This element presents existing conditions relative to
public safety in Palm Desert and is organized to address the following six priority
safety issues required by state law and identified by the City’s (2017) Local Hazard
Mitigation Plan:
• Seismic and geologic hazards
• Flooding
• Extreme weather
• Fire
Palm Desert is known for high quality
emergency services
CHAPTER 8: GENERAL PLAN
110 | CITY OF PALM DESERT
• Emergency preparedness
• Human-caused and other hazards
The Safety Element is consistent with and supports the other General Plan elements.
The elements of the General Plan that most closely correlate to the Safety Element
are the Land Use and Community Character Element, Public Utilities Element,
Mobility Element, Housing Element, and Environmental Resources Element. While
the Safety Element has a less direct relationship with the remaining General Plan
elements, each element is important and collectively supports a comprehensive
framework for Palm Desert’s future.
Context
The Safety Element addresses a broad range of issues and hazards that affect the
community and residents of Palm Desert. Hazards and strategies from the Local
Hazard Mitigation Plan (LHMP)1, Multi-Jurisdictional Hazard Mitigation Plan
(MJHMP)2, Riverside County Unit Fire Plan, and Emergency Operations Plan (EOP)
provide a foundation for policy development in this element. The Safety Element
also reflects technical information on the extent and scope of hazards, as described
in the City of Palm Desert Existing Conditions Report (2015). Relevant sections in the
report include Section 7 (Geology and Soils), Section 8 (Hazards and Hazardous
Materials), Section 9 (Hydrology and Water Quality), and Section 15 (Public Services,
Utilities, and Recreation). These sections provide technical information on hazards,
in addition to context regarding the local, state and federal regulatory framework.
Related Plans
The Safety Element supports and integrates several key plans that identify the City’s
approach to assess and reduce risks from hazards. In addition to local plans and
ordinances, several state and federal policies and programs shape the City’s
approach to hazard mitigation.
Two key local plans present programs and implementation strategies to assess and
respond to hazards. The Local Hazard Mitigation Plan (LHMP) analyzes potential
hazards in Palm Desert. Included in the LHMP is a comprehensive risk assessment
that meets the requirements of the Disaster Mitigation Act (DMA) of 2000. The DMA
requires local governments to prepare plans that identify hazards and risks in a
community and to create appropriate mitigation. Additionally, the City maintains an
Emergency Operations Plan (EOP) as a framework for implementation of the
California Standardized Emergency Management System (SEMS) and the National
Incident Management System (NIMS). The EOP facilitates multi-agency and multi-
jurisdictional coordination for emergency operations across the region and state.
The City of Palm Desert is also a participant in the Riverside County Operational Area
Multi-Jurisdictional Local Hazard Mitigation Plan (LHMP) (Riverside County 2018).
The County LHMP identifies the hazards, reviews and assesses past disaster
occurrences, estimates the probability of future occurrences, and sets goals to
1 2017 Local Hazard Mitigation Plan, prepared by Eric Cadden, City of Palm Desert,
5/1/2017 https://www.cityofpalmdesert.org/our-city/departments/risk-
management/emergency-services-/disaster-preparedness/local-hazard-mitigation-
plan
2 County of Riverside Multi-Jurisdictional Local Hazard Mitigation Plan, July 2018
https://www.rivcoemd.org/LHMP
Protecting community well-being and
health remains a high priority for Palm
Desert
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mitigate, reduce or eliminate long-term risk to people and property from natural and
man-made hazards in the county and participating jurisdictions, including Palm
Desert.
As a contract city that receives fire services from Riverside County, which contracts
with the California Department of Forestry and Fire Protection (Cal FIRE). The City’s
fire response and preparedness planning is contained in the Riverside County Fire
Department Strategic Plan3 prepared by the County and Cal FIRE. This plan outlines
the activities necessary to reduce total government costs and citizen losses from
wildland fires. A key component of this protection of assets at risk through focused
pre-fire management prescriptions and increasing initial attack success. In addition,
the City has adopted the California Fire Code with some adoptions within Chapter
15.264 of the Palm Desert Municipal Code. The adoptions within this Chapter are
associated with local climatic, geologic, and topographical conditions within the City.
Natural Hazards
Seismic and Geologic Hazards
Palm Desert is in a region bordered by mountain ranges on three sides. According to
the state mapping of fault zones, pursuant to the Alquist-Priolo Earthquake Fault
Zoning Act of 1972 (Public Resources Code Sections 2621–2630), the city and the
sphere of influence (SOI) are not located in an active fault zone. Nonetheless, the
area is bordered by three active faults. The closest fault to the community is the San
Andreas Fault, located approximately four miles to the north. Other nearby faults
include the San Jacinto Fault, located approximately 10 miles to the southwest, and
the Elsinore Fault, located approximately 30 miles to the southwest. Figure 8.1
presents fault lines near Palm Desert and the sphere of influence.
Fault rupture is a primary seismic hazard that describes the sudden release of energy
which results from the sliding of one part of the earth’s crust past another. An
earthquake, or ground shaking, is another type of primary seismic hazard. Thousands
of earthquakes occur frequently in Southern California each year, although most do
not cause significant damage or affect communities. The most recent earthquake in
the Coachella Valley occurred on October 16, 1999, and registered as a magnitude
(M) of 7.1. Relatively negligible damage was reported from the earthquake because
of the epicenter’s remote location. Six major seismic events (magnitude 5.9 or
greater) have been recorded in the Coachella Valley region in the past 100 years,
with none occurring in Palm Desert (SCEC 2014).
Although no active faults run through the community, Palm Desert’s soils and
geologic characteristics result in other potential secondary seismic hazards. Due to a
combination of steep slopes, unstable terrain, and proximity to earthquake faults,
the southwestern portions of the city and the SOI are susceptible to landslide risks
ranging from moderate to very high. Areas susceptible to landslide are shown in
Figure 8.2. Susceptible areas include those identified in the Land Use and Community
3 California Department of Forestry and Fire Protection, Riverside County Fire
Department Strategic Plan 2009-2029,
http://rvcfire.org/stationsAndFunctions/AdminSppt/StrategicPlanning/Documents/St
rategicPlan2009.pdf
4 Palm Desert Municipal Code,
http://www.qcode.us/codes/palmdesert/view.php?topic=0&frames=off
The San Andreas Fault located in close
proximity to Palm Desert
Terrain and steep slopes within Palm
Desert
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112 | CITY OF PALM DESERT
Character Element for development of new buildings and structures. As of 2015, no
recent landslides had been reported in Palm Desert or the SOI.
Local soil and fault characteristics also result in the potential for liquefaction.
Liquefaction is the loss of soil strength caused by a sudden increase in pore water
pressure during shaking and is one of the most destructive secondary effects of
seismic shaking. The California Geological Survey does not identify liquefaction-
susceptible areas for Palm Desert. However, the Riverside County Land Information
System (Riverside County 2014) identifies that the majority of the city and the entire
northern portion of the SOI are susceptible to moderate liquefaction potential.
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Figure 8.1 Faults and Fault Zones in Palm Desert
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Figure 8.2 Landslide Susceptibility
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Wind Erosion
Erosion is a normal geologic process whereby earth materials are loosened, worn
away, decomposed, or dissolved and are removed from one place and transported to
another. The City of Palm Desert and the SOI face exposure to potential erosion
hazards due to wind. The geologic orientation of the hills and mountain ranges
throughout the community provide little resistance to air flow down the Coachella
Valley, resulting in increased rates of erosion. For example, the narrow San Gorgonio
Pass actually accelerates the wind speed and further increases erosion rates.
Other factors in the community exacerbate the potential for wind-blown sand
hazards. Local bedrock is characterized by granite and metamorphic rock types,
which are easily transported by the wind. Wind-blown hazards also follow slope and
floodplains. Due to sparse desert vegetation, little groundcover exists to hold
materials in place (County of Riverside 2000).
As shown in Figure 8.3, the greatest areas of potential wind-blown hazards are
located alongside the sand dunes on Highway I-10 and the Whitewater River.
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Figure 8.3 Wind Erosion Hazard
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Flooding
Flooding hazards in Palm Desert can result from stormwater flows and flash runoff
from the Indio Hills and the foothills of the San Jacinto and San Bernardino
Mountains. The threat of localized flash flooding is especially high during summer
storms due to the high intensity and shorter duration of rainfall.
Palm Desert has a history of flood events. Recent regional occurrences include the
Riverside County floods in 1998 that resulted in reported damage of over $12
million. Locally, smaller flood incidents have also occurred in Palm Desert. Previous
local events in Palm Desert include flash floods that occurred in 1998, in addition to
flooding from Tropical Storms Kathleen and Doreen in 1976 and 1977 that caused
extensive flood damage throughout the city (Riverside County 2012, City of Palm
Desert 2017). In 2015, the Palm Desert Country Club neighborhood in the City
experienced temporary flooding from an isolated high wind/storm event, with
damages mainly from high winds and falling trees. Nonetheless, reported damages
from these flood events in Palm Desert are low and far less extensive than the
reported damages from the countywide floods of 1998.
Areas of Palm Desert and the SOI are subject to inundation from flooding. The
Federal Emergency Management Agency’s (FEMA’s) Digital Flood Insurance Rate
Map (2017) identifies the following flood hazard zones:
Zone A/AE/AO—100-year floodplain, designating a 1 percent or greater chance of
flooding in a given year, with base flood elevations undetermined, determined, or 1-
3 feet average depth and
Zone X—500-year floodplain, designating a 0.2 percent or greater chance of flooding
in a given year; areas of average depths of less than 1 feet or with drainage areas less
than 1 square miles; and areas protected by levees from 1 percent annual chance
flood.
North of Interstate 10, the majority of the northern portion of the SOI is within the
100- or 500-year flood zone. Additional 100- and 500-year flood zones are present
throughout the southern City along the Whitewater River and its tributaries such as
the Palm Valley System. The majority of the community south of the Whitewater
River, however, are areas with reduced risk due to levee or not within any flood
hazard zones. Figure 8.4 depicts the flood hazard zones in the City and SOI.
Existing development in the 100-year flood zones are mainly located between
Interstate 10 and Washington Street in the northern SOI. Part of the Palm Springs RV
Resort and some commercial uses are located in the 100-year flood plain. There are
existing residential and commercial development within the 500-year flood zones.
The majority of Sun City Palm Desert, a retirement community in the northern SOI,
are located in the 500-year flood zone. Several commercial plazas and single-family
residences near Highway 111 in the western City are also located in the 500-year
flood zone.
Applications for development in Special Flood Hazard Areas (SFHAs) are subject to
Palm Desert Municipal Code Title 28, Flood Damage Prevention. Title 28 defines
SFHAs as an area in the floodplain subject to a one percent or greater chance of
flooding in any given year, which corresponds to Zone A/AE/AO in figure 8.4. This
title requires an applicant to obtain a development permit before construction or
other development begins in any area of special flood hazard. Chapter 28.10 sets
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provisions for flood hazard reduction, including standards of construction, for
utilities, subdivisions, manufactured homes and recreational vehicles.
While areas of community flood exposure are indicated by designated flood zones,
other areas of Palm Desert are also susceptible to other types of localized flood risks.
Stormwater runoff or the failure of infrastructure can result in additional flood
events, both within and outside of designated flood zones. Stormwater drainage in
Palm Desert is approaching the end of its useful life. Existing stormwater
infrastructure throughout the Coachella Valley is more than 100 years old, requiring
replacement to control groundwater levels and safely facilitate percolation of
stormwater. As the community continues to urbanize, the need for improved
stormwater infrastructure will increase.
The possibility of dam failure poses additional potential flood hazards to Palm
Desert. Although no dams or reservoirs are located in the community or SOI, the city
is within the potential inundation area of the Wide Canyon Flood Control Dam. While
the city is not expected to be impacted directly by a seiche, or wave, from the dam,
Palm Desert is subject to potential flood hazards if the dam were to fail. Constructed
in 1968 and located in Fun Valley, the dam has the potential to inundate not just
Palm Desert but also other portions of the Coachella Valley.
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Figure 8.4 FEMA Flood Zones
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Fire
Palm Desert and the SOI are exposed to fire-related hazards from two potential
sources: wildfires and fires that occur in urban settings. Fire hazards are highest in
areas of the community near the wildland-urban interface (WUI). The WUI refers to
areas where development abuts areas of wilderness or landscapes with higher fuel
loads.
Although Palm Desert does not have record of any reported fire incidents, the
Riverside County LHMP indicates that from 2001 to 2017, at least 88 large fires (300
acres or greater in size) were reported in the county.
Figure 8-5 presents the fire hazard severity zones in the City of Palm Desert and SOI.
The California Department of Forestry and Fire Protection (Cal Fire) classified fire
hazard severity zones based on fuel load, terrain, weather, and other relevant
factors. The mapping also involved an extensive local review process, including by
the Riverside County Fire Department based on an assessment of vegetation, slope,
fire history, weather patterns, and the effects of flames, heat and flying fire embers.
Collectively, areas designated in the fire hazard severity zones on Figure 8.5 face the
highest risk of wildfires. Areas of local and state responsibility in these fire hazard
severity zones are shown in Figure 8.5. All areas of the community in Very High Fire
Hazard Severity Zone (VHFHSZ) and High Fire Hazard Severity Zone (HFHSZ) are
located in the southern areas of the city and the SOI, with very limited VHFHSZ and
HFHSZ in SRAs along the city’s urban edge (Cal Fire 2020). Within the city limits, the
VHFHSZ overlaps minimally with some single-family residences on Canyon View Drive
and Desert Vista Drive; however, there is no developable land in the VHFHSZ as it
contains marginal hillside area behind single family residences and does not have any
development potential. The small area of HFHSZ within the city limits covers
undeveloped desert land and an aboveground water tank and has no development
potential. Currently, the main evacuation route in the area is via Canyon View Drive,
which will lead to Portola Avenue and Highway 74. A secondary evacuation route is
available at the eastern end of Ridge View Way, via an access road along the eastern
boundary of the Ironwood Country Club, to continue north or east into the roadway
network. These areas that encroach into SRA/VHFHSZ within the city meet the
minimum standard of two emergency evacuation routes as established in
Government Code Section 65302.g. In the SOI, some single-family homes in Cahuilla
Hills west of Highway 74 are located within the VHFHSZ, and some are limited to one
local street leading to Highway 74 as an evacuation route.
As urbanization expands south of Highway 111 in the southern portion of the SOI,
the community will face heightened exposure to areas vulnerable to wildfire hazards.
Increased infill and nonresidential development in the city can also increase the
probability of urban fires due to increased potential for hazardous materials
accidents, arson or other hazard events.
Five federal agencies are responsible for wildland fire management—U.S. Forest
Service, the Bureau of Indian Affairs, Bureau of Land Management, Fish and Wildlife
Service, and National Park Service. Both state and local codes regulate the
abatement of fire-related hazards. The California Health and Safety Code includes
requirements for local jurisdictions to adopt and enforce the Uniform Building Code,
including fire-related construction methods and exterior design measures. Special
standards apply to structures in the state’s designated fire hazard severity zones.
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California Government Code Section 51182 further requires maintenance of
defensible space of 100 feet from each side of a structure.
The City of Palm Desert has incorporated state requirements with adoption of the
2019 edition of the California Building Standards Code, including the California Fire
Code by reference in Municipal Code Title 15, Building and Construction. The state’s
fire hazard severity zones shown in Figure 8.5 are incorporated and established in
Palm Desert Municipal Code Section 15.26.010, supporting the City’s ability to
enforce state standards applicable to areas of higher risk.
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Figure 8.5 Fire Hazard Severity Zones
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Extreme Heat
The climate in Palm Desert is hot and arid. Exposure to extreme heat or extended
periods of high temperatures results in a variety of health effects, including
increased heat-related mortality (Chestnut et al. 1998; Medina-Ramon et al. 2006).
Because of a changing climate, Palm Desert is anticipated to experience increasing
levels of heat. By 2100, the Riverside County region is anticipated to experience an
increase ranging from 4.3°F to 8.7°F (Scripps Institution of Oceanography 2018).
Similarly, Palm Desert is anticipated to experience an increase in the number of days
when temperature exceeds 112.1°F, the local threshold for extreme heat. While
Palm Desert’s historic number of extreme heat days through 2011 was four
occurrences per year, by 2050 the number of extreme heat days could increase to 56
per year, on an average of 21 to 25 (Scripps Institution of Oceanography 2009 &
2018). Increased heat, when combined with drought and high winds, can exacerbate
wildfire risk in and around Palm Desert.
Climate Change Impacts and Adaptation
As described in Chapter 6 Environmental Resources and above, climate change can
have widespread impacts at different levels on the community. Climate change
impacts temperature, precipitation and other natural processes, thus potentially
affecting natural hazards including wildfire, flood, and extreme weather.
Similar to the state trend, the projections show little variation in total annual
precipitation in Palm Desert throughout this century. Palm Desert had an average
annual rainfall of 3.8 inches during 1961 to 1990, which is almost 79 percent less
than the average in California. Average rainfall in Palm Desert is predicted to
increase up to 0.1 inches, with a 0.051 inches to 0.099 inches increase in maximum
one-day precipitation throughout the century. These projected changes in
precipitation are not expected to have a significant impact on Palm Desert compared
to the current conditions. However, the maximum length of dry spell (days with
precipitation < 1 mm) is projected to increase by 8 to 13 days in mid-century (2035-
2064), which can further drought and related hazards including wildfire.
Human-Caused and Other Hazards
Hazardous Materials
A hazardous material is any material that, due to its quantity, concentration, or
physical or chemical characteristics, poses a significant present or potential hazard to
human health and safety or to the environment if released. Hazardous materials
include, but are not limited to, hazardous substances, hazardous wastes, and any
material that a business or local implementing agency has a reasonable basis to
believe would be injurious to the health and safety of persons or would be harmful
to the environment if released.
While Palm Desert has nonresidential land uses, it has very few generators of
hazardous or toxic materials. Potential uses associated with possible hazardous
materials production may include commercial, quasi-industrial or medical
operations. The city and SOI have one abandoned hazardous waste site that is
designated by the US Environmental Protection Agency (EPA) as a Superfund site
(EPA 2014). The site, Enfield Chemical, is located at 77539 Enfield Court, just south of
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I-10 in Palm Desert. Although listed as a Superfund site, this site is not on the EPA
National Priority List for cleanup, and only requires site cleanup and material
removal.
The potential for exposure to potentially hazardous materials in Palm Desert results
primarily from the transport of hazardous materials. As of 2015, one registered
transporter of hazardous materials is located in the community. In addition, major
transportation corridors such as I-10 may be used to transport hazardous materials;
accidents could result in release of hazardous materials. Major natural gas
transmission lines provide another potential source of hazardous materials exposure.
As of 2012, transmission lines for natural gas run parallel approximately two miles
north of I-10 and transmission lines for hazardous liquid are located along the I-10
corridor (PHMSA 2012).
The City jointly participated with Riverside County and other jurisdictions to adopt
the Riverside County Hazardous Waste Management Plan. The plan supports the
safe management of hazardous materials and waste products with identification of
types of wastes and programs to manage them.
Airport Operations Hazards
Hazards from airports can result from accidents during takeoff and landing. Airports
can also pose issues associated with land use incompatibilities. Bermuda Dunes
Airport is the closest airport to the city and is located within the SOI. This privately
owned public use airport encompasses over 90 acres. For the 12-month period
ending April 30, 2014, the airport had approximately 27,000 aircraft flights at an
average of 74 per day.
Terrorism and Civil Disturbances
Numerous targets and locations for potential terrorist and civil disturbances are
present throughout California and Riverside County. Areas that may serve as targets
include government facilities, schools, religious institutions, gathering places (for
example, shopping centers, entertainment venues), medical clinics, utility
infrastructure, transportation infrastructure, water storage facilities, locations of
high-profile individuals, and financial institutions. Palm Desert contains potential
target locations such as these and is regionally located near others. The Riverside
County Emergency Management Office is actively involved with planning for
terrorism and other human-caused events. Due to the sensitive nature of these
threats, they are not addressed in extensive detail in this public document.
Critical Facilities
Critical facilities provide essential community functions that the City has prioritized
as meriting additional attention for emergency preparation. These can include both
public and private assets. Critical facilities identified in the City’s LHMP include City
Hall, local fire stations, the Sheriff’s Station, the Palm Desert Corporation Yard, local
schools, the waste water treatment plant, and the Joslyn Center.
Emergency Preparedness and Coordination
The City of Palm Desert actively prepares to safeguard the community from the
numerous potential hazards that could occur. The City undertakes several
emergency preparedness activities, establishing procedures and responsibilities for
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emergency response. Land use rules and service providers also play a role in
achieving readiness for hazards and emergencies. Additionally, the City is supported
by several other external entities to provide response services.
Emergency Preparation
The City of Palm Desert has established a framework for emergency preparation and
response. Key preparation tasks and tools are outlined below, including an overview
of roles identified in the EOP.
Emergency Operations Center
The City’s Desert Emergency Operations Center (EOC) is the central management
entity responsible for directing and coordinating the various City departments and
other agencies in their emergency response activities. The EOC also serves as the
physical location from which information and resources are coordinated. The City’s
Emergency Operations Plan establishes City Hall as the primary EOC, with an
alternate center located at the City Corporation Yard. The EOP provides guidance for
activation and deactivation of an Emergency Operations Center, including an action
plan for the EOC in event of an emergency.
Emergency Notification Program
The City of Palm Desert is a member of Riverside County's Emergency Alert System
(EAS). The EAS is a statewide network of commercial broadcasting stations and
interconnecting facilities authorized by the Federal Communications Commission
(FCC) to operate during national disasters or emergencies. The EAS provides
immediate warnings for hazards such as flash floods, child abductions, or needs for
evacuation.
Emergency Services – Peak-Load Water Supplies
The availability of water greatly affects the City’s ability to effectively respond to any
occurrences of fire. Water services in the Coachella Valley come from the Coachella
Valley Water District (CVWD). The CVWD provides domestic water services to Palm
Desert using wells to extract groundwater from the Whitewater River subbasin. The
groundwater supply consists of a combination of natural runoff, inflows from
adjacent basins, returns from groundwater, recycled water, and imported water use.
Drinking water is met primarily from groundwater sources, while irrigation water is
supplied primarily from recycled wastewater and imported water.
Annual demand for groundwater has exceeded the ability of the subbasin to
recharge, resulting in overdraft conditions. The CVWD, recognizing the need for
other sources of water to reduce demand on groundwater, initiated water
reclamation in 1967 and currently operates six water reclamation plants (WRPs) in
the valley. Recycled water from two of these facilities has served golf course and
greenbelt irrigation in the Palm Desert area for many years, reducing demand on the
groundwater basin. A third facility (WRP 7), located north of Indio, began providing
recycled water for golf course and greenbelt irrigation in Palm Desert in 1997.
The CVWD continues to expand recycled water services to golf courses and other
nonpotable needs to reduce peak-load supply. Typically, demand is highest during
summer months because of water needs for landscaping. Demand for recycled water
exceeds the CVWD’s current supply and would require additional infrastructure for
recycled water connections. The district has plans to expand pipeline connections to
the Mid-Valley Pipeline (MVP) recycled water system, with the potential to connect
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at least 10 additional golf courses. Completion of the MVP project would further
reduce demands on groundwater and enhance the City’s ability to meet peak-load
water supplies during an emergency.
Emergency Access and Response
Evacuation Routes
Key evacuation routes in the city consist primarily of the north–south connections
between Palm Desert and I-10 and Highway 111, including Monterey Avenue,
Portola Avenue (following the planned construction of the interchange), Cook Street,
and Washington Street. Both Monterey Avenue and Washington Street provide all-
weather bridges to the highways. Cook Street and Portola Avenue also provide
connections across the Whitewater River.
Coordination with Riverside County will be critical to support connections to
unincorporated SOI areas. Areas of the SOI north of Interstate 10 have higher
potential for isolation in case of a hazard. In the southern SOI, areas along State
Route 74 such as Royal Carrizo could face similar challenges of isolation in case of a
hazardous event.
A process to identify evacuation routes appropriate to given hazards is established in
the City’s EOP. City departments are responsible for development of department-
specific Standard Operating Procedures and Response Plans with evacuation routes,
with varied priorities based on hazard.
Emergency Access – Roadway Widths
To ensure the community is accessible to emergency response personnel, the City
establishes minimum roadway widths and access requirements. Section 26.40.040 of
the Palm Desert Municipal Code establishes minimum roadway widths for
subdivision development. Minimum widths range from 24 to 106 feet, with
standards that vary based on street parking characteristics. To date, roadway widths
or parked vehicles have not hindered emergency response access.
Emergency Services Agencies and Organizations
The City’s Risk Management Department coordinates and manages Palm Desert’s
emergency services and providers. The City’s Risk Manager serves as the
community’s emergency manager. Fire protection, first response emergency medical
services, and natural disaster preparedness services in Palm Desert are provided by
the Riverside County Fire Department (RCFD), in cooperation with the California
Department of Forestry and Fire Protection (Cal Fire). As of 2015, Palm Desert had a
total Fire Department staffing of 44 positions.
Emergency Dispatch Services
Regional communications and dispatch services are provided by the RCFD, which
serves approximately 1,360,000 residents in an area spanning 7,200 square miles.
RCFD is an all risk, full-service fire department with three fire stations located
strategically throughout the City of Palm Desert to provide highly effective
protection: Station 71 serving North Palm Desert at 73995 Country Club Drive,
Station 33 serving Central Palm Desert at 44400 Town Center Way, and Station 67
serving South Palm Desert at 73200 Mesa View Drive. The city participates in a
regional cooperative agreement and benefits from resources responding from other
nearby stations, ensuring that peak loads and major incidents are handled promptly.
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In 2013, the RCFD responded to 133,536 total incidents and 8,172 calls for service in
Palm Desert. The average en-route-to-on-scene response time was 3.6 minutes, with
86.2 percent of call response under 5 minutes. There are no service gaps in the city.
All areas within the city, including those in SRAs/VHFHSZ, receive adequate
emergency services.
Flood Services
Countywide, flood control services are provided by the Riverside County Flood
Control and Water Conservation District. The district has the responsibility of
protecting people, property and watersheds in the county from flood damage.
District tasks include regulation of drainage and development in the floodplain, the
construction of channels and flood facilities, and flood warning and early detection.
Both the Coachella Valley Water District and the Riverside County Flood Control and
Water Conservation District are responsible for the management of regional
drainage within and in the vicinity of Palm Desert, including rivers, major streams
and their tributaries, and areas of significant sheet flooding. The City participates in
stormwater management related to the National Pollutant Discharge Elimination
System (NPDES). For purposes of NPDES permits, the City serves as a co-permittee
with the County of Riverside, CVWD, Riverside County Flood Control and Water
Conservation District, and municipalities in the Whitewater River subbasin.
Police Services
The Riverside County Sheriff’s Department provides contract services in Palm Desert
and the SOI as the Palm Desert Police Department (PDPD). Services include general
law enforcement and police protection services. As of early 2015, the PDPD operated
with 81 staff members.
Regional Services and Coordination
The City of Palm Desert participates in regional forums to monitor and coordinate
emergency preparation tasks. The City participates in the Coachella Valley
Emergency Managers Association, in addition to the Coachella Valley Association of
Governments’ (CVAG) Public Safety Group. Both forums provide an opportunity to
identify and prepare regional evacuation routes and other key emergency response
tasks.
In coordination with the RCFD Office of Emergency Services, the City of Palm Desert
also plans for extreme heat conditions. Together with the County, the City operates
two local cooling stations during extreme heat occurrences: the Joslyn Center
located at 73750 Catalina Way, and the Palm Desert Community Center located at
43900 San Pablo Avenue. These cooling centers offer a safe, air-conditioned space in
times of extreme heat.
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Goals and Policies
Goal 1. Leadership. City leadership that promotes
collaboration within the region that sustains
maximum resilience to emergencies and disasters.
Policies
1.1 Hazards Information. Establish and maintain a database
containing maps and other information that identifies and
describes the community’s hazards.
1.2 Local Hazard Mitigation Plan. Maintain and regularly update the
City’s Local Hazard Mitigation Plan (LHMP) as an integrated
component of the General Plan, in coordination with Riverside
County and other participating jurisdictions, to maintain
eligibility for maximum grant funding.
1.3 Hazards Education. Consult with agencies and partners to
provide public education materials on safe locations and
evacuation routes in case of emergency or hazardous event.
1.4 Critical Facilities. Prepare existing critical facilities for resilience
to hazards and develop new facilities outside of hazard-prone
areas.
1.5 Emergency Plans and Processes. Consult with the Coachella
Valley Emergency Managers Association and CVAG to maintain
and update the City’s Emergency Operations Plan, and maintain
SEMS compliant disaster preparedness plans for evacuation and
supply routes, communications networks, and critical facilities’
capabilities.
1.6 Utility Reliability. Coordinate with providers and agencies
including the CVWD and Southern California Edison for access to
reliable utilities and water supply to minimize potential impacts
of hazards and emergencies to pipelines and infrastructure.
1.7 Citizen Preparedness. Continue to promote citizen-based
disaster preparedness and emergency response through
Riverside County’s Community Emergency Response Team
(CERT) training and certifications.
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Goal 2. Geologic hazards. A built environment that
minimizes risks from seismic and geologic hazards,
including hazards due to wind erosion.
Policies
2.1 Seismic Standards. Consider exceeding minimum seismic safety
standards for critical facilities that ensure building function and
support continuity of critical services and emergency response
after a seismic event.
2.2 Structural Stability. Maintain development code standards to
prohibit siting of new septic tanks, seepage pits, drainage
facilities, and heavily irrigated areas away from structure
foundations to reduce potential soil collapse.
2.3 Seismic Retrofits to the Existing Building Stock. Create a phased
program for seismic retrofits to existing public and private
unreinforced buildings to meet current requirements.
2.4 Wind Hazards. Support integrated land management for site
design and improvements that protect the natural and built
environment, including both public and private structures, from
hazardous wind events.
Goal 3. Flood hazards. A community where
flooding and inundation hazards are contained within
areas reserved for open space.
Policies
3.1 Flood Risk in New Development. Require all new development
to minimize flood risk with siting and design measures, such as
grading that prevents adverse drainage impacts to adjacent
properties, on-site retention of runoff, and minimization of
structures located in floodplains.
3.2 Flood Infrastructure. Require new development to contribute to
funding regional flood control infrastructure improvements.
3.3 Stormwater Management. Monitor, update, and enforce
stormwater management plans in coordination with regional
agencies, utilities, and other jurisdictions.
3.4 Open Space for Flood Control. Prioritize open space or uses that
serve recreational purposes as a preferred land use within areas
of high flood risk.
3.5 Dam Failure. Disseminate information on dam inundation areas
subject to potential risks of flooding in the event of dam failure
or seismic hazard, including preparation for seiche events, which
can be caused by seismic events and consist of the occurrence
CHAPTER 8: GENERAL PLAN
130 | CITY OF PALM DESERT
of a standing wave that oscillates in a body of water, such as a
dam.
3.6 Special Flood Hazard Areas. Locate new essential public
facilities out of the Special Flood Hazard Areas (SFHAs) as
identified in Municipal Code Title 28. Assess the conditions of
existing utilities, roads, and other structures within the SFHAs,
and implement risk reduction measures, where necessary.
Goal 4. Fire hazards. Existing and future
development is protected from wildfire hazards, with
decreased frequency and intensity of wildfire
incidents despite increased density and urbanization
within the community.
Policies
4.1 Fire Preparation. Maintain optimal fire readiness and response service
in coordination with Riverside County and other agencies. Review inter-
jurisdictional fire response agreements and ensure that the agreements
and firefighting resources, including water supply, can meet current and
future needs, including increased demand from new development and
changing fire regimes.
4.2 Fire Hazard Severity Zones. Adopt and implement fire mitigation
standards for areas designated as High and Very High Fire Hazard
Severity Zones per CalFire, including safe access for emergency response
vehicles, visible street signs, and water supplies for structural fire
suppression.
4.3 Brush Clearance. Require new development and homeowners
associations to maintain brush clearance criteria that meets 120% of the
current state requirement for fire hazard severity zones in the city.
4.4 Inventory of Structures for Fire Risk. Prepare an inventory of all
structures and ownership information for structures in each fire hazard
severity zone in the city and the SOI.
4.5 Fire Education. Disseminate information on fire risks and minimum
standards, including guidance for new development in the wildland-
urban interface and fire hazard severity zones.
4.6 Future Emergency Service Needs. Require new developments and
homeowners associations along the wildland urban interface to house
the proper equipment and infrastructure to respond to wildland fire
incidents.
4.7 Open Space Preservation. Consult with neighboring jurisdictions,
private property owners, and other agencies to identify resource
management activities that can both enhance open space areas and
reduce wildland fire.
CHAPTER 8: SAFETY
GENERAL PLAN | 131
4.8 New Essential Public Facilities. When planning new essential public
facilities for the SOI, avoid locations within any state responsibility area
or very high fire hazard severity zone. If not possible, mandate
construction methods or other measures to ensure minimal damage to
the facilities.
4.9 Existing development in Fire Hazard Zones. Direct the Planning
Department Code Compliance Division to identify and track properties
that are not in conformance with contemporary fire safe standards
adopted by the City, especially of road standards and vegetative hazard.
Reach out to these property owners during redevelopment or other
permitting processes to work out a mitigation plan to achieve
conformance.
4.10 Redevelopment in Fire Hazard Zones. Require all redevelopment in
Very High Fire Hazard Severity Zones (VHFHSZ) to comply with the latest
California Building Standards Code (Title 24), including the California Fire
Code (Part 9). Coordinate with the Fire Department on evaluation of
rebuilding after a large fire and require implementation of fire safe
design and additional measures where necessary.
4.11 Long Term Fire Hazard Reduction. Coordinate with the Fire Department
and consult with private property owners, homeowner associations and
other organizations to identify roadside fuel reduction plan, otherwise
provide for the long-term maintenance of defensible space clearances
around structures, and include fire breaks in the VHFHSZ where
appropriate.
Goal 5. Extreme weather. Improved quality of life
for residents, workers, and visitors during extreme
heat events.
Policies
5.1 Extreme Heat Vulnerabilities. Analyze and address groups with
vulnerabilities to extreme heat, including youth, the elderly, nursing
homes, or communities with older structures that lack adequate air
conditioning.
5.2 Education on Extreme Heat. Educate visitors and residents on the risks
of extreme heat using brochures, public service announcements, and
other methods.
5.3 Backup energy sources. Obtain and install backup power equipment for
critical public facilities to ensure they are functional during a power
failure that might result from extreme weather.
5.4 Below ground utilities. Provide information and education to encourage
private stakeholders with formation of assessment districts that would
finance and replace overhead electric lines with subsurface lines that
will not be affected by fallen trees and branches during windstorms.
5.5 Tree trimming. Support utility companies in their enforcement of the
national guidelines on tree trimming and vegetation management
CHAPTER 8: GENERAL PLAN
132 | CITY OF PALM DESERT
around electric transmission and communication lines to prevent or
reduce the potential for felled branches or trees to cause power outages
and disrupted communications.
5.6 Wind barriers. Encourage the preservation and establishment of
additional wind barriers in the form of hedges and tree lines to reduce
the effects of dust and sand.
Goal 6. Human-caused hazards and hazardous materials. A safe community with minimal risk from hazardous materials and human-caused hazards.
Policies
6.1 Site Remediation. Encourage and facilitate the adequate and timely
cleanup of existing and future contaminated sites and the compatibility
of future land uses.
6.2 Airport Hazards. Upon annexation of areas within the Bermuda Dunes
Airport Land Use Compatibility Plan Area, adopt and implement airport
compatibility zones for protection of people and property.
6.3 Airport compatibility. Require new development in the vicinity of
Bermuda Dunes Airport to conform to the County’s airport land use and
safety plans. Notwithstanding the allowable land use intensities and
densities set forth by the Land Use and Community Character Element,
there may be more restrictive density and intensity limitations on land
use and development parameters, as set forth by the Airport Land Use
and Compatibility Plan. Additionally, per the Airport Land Use Plan,
there may be additional limits, restrictions, and requirements, such as
aviation easements, height limits, occupancy limits, and deed
restrictions, required of new developments within the vicinity of the
airport.
6.4 Wildlife Hazards Study. New developments proposing golf course or
significant open space and/or water features shall prepare a wildlife
hazard study if the site is within the Airport Influence Area.
6.5 Airport Land Use Commission Review. Before the
adoption or amendment of this General Plan, any specific
plan, the adoption or amendment of a zoning ordinance
or building regulation within the planning boundary of the
airport land use compatibility plan, refer proposed actions
for review, determination and processing by the Riverside
County Airport Land Use Commission as provided by the
Airport Land Use Law. Notify the Airport Land Use
Commission office and send a Request for Agency
Comments for all new projects, and projects proposing
CHAPTER 8: SAFETY
GENERAL PLAN | 133
added floor area or change in building occupancy type
located within the Bermuda Dunes Airport Influence Area.
6.6 Federal Aviation Administration Review. Projects that require an FAA
notice and review will be conditioned accordingly by the City to obtain
an FAA Determination of No Hazard to Air Navigation prior to issuance
of any building permits.
6.7 Residential Development near airport. New residential development
within Airport Compatibility Zone D shall have a net density of at least
five dwelling units per acre. New dwelling units should not be permitted
as secondary uses of the Urban Employment Center General Plan
Designation within Airport Compatibility Zone C.
6.8 Nonresidential Development near airport. The land use intensity of
nonresidential structures within Airport Compatibility Zones B1, C, and
D shall be limited as set forth by Table 2A of the Airport Land Use
Compatibility Plan.
6.9 Hospitals near airport. Prohibit hospitals within Airport Compatibility
Zones B1 and C and discouraged in Airport Compatibility Zone D.
6.10 Stadiums and gathering spaces. Major spectator-oriented sports
stadiums, amphitheaters, concert halls shall be discouraged beneath
principal flight tracks.
6.11 Regional coordination. Promote coordinated long-range planning
between the City, airport authorities, businesses and the public to meet
the region's aviation needs.
6.12 Railroad Safety. When considering development adjacent to the
railroad right-of-way, work to minimize potential safety issues and land
use conflicts associated with railroad adjacency.
STATE OF CALIFORNIA - BUSINESS. CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500 ° °,,�
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453 .
www.hcd.ca.gov
November 24, 2021
Eric Ceja, Deputy Director
Palm Desert Planning Division
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Dear Eric Ceja:
RE: City of Palm Desert's 6t" Cycle (2021-2029) Draft Housing Element
Thank you for submitting the City of Palm Desert's (City) revised draft housing element
received for review on September 28, 2021. Pursuant to Government Code section
65585, subdivision (b), the California Department of Housing and Community
Development (HCD) is reporting the results of its review.
The draft element addresses many statutory requirements described in HCD's June 7,
2021 review; however, revisions will be necessary to comply with State Housing Element
Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes the revisions
needed to comply with State Housing Element Law.
As a reminder, the City's 6th cycle housing element was due October 15, 2021. As of
today, the City has not completed the housing element process for the 6th cycle. The
City's 5th cycle housing element no longer satisfies statutory requirements. HCD
encourages the City to revise the element as described above, adopt, and submit to
HCD to regain housing element compliance.
To remain on an eight -year planning cycle, the City must adopt its housing element
within 120 calendar days from the statutory due date of October 15, 2021 for Southern
California Council of Government (SCAG) localities. If adopted after this date,
Government Code section 65588, subdivision (e)(4) requires the housing element be
revised every four years until adopting at least two consecutive revisions by the statutory
deadline. For more information on housing element adoption requirements, please visit
HCD's website at: http://www.hcd.ca.gov/community-development/housing-
element/housing-element-memos/docs/sb375 fina1100413.pdf.
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
Eric Ceja, Deputy Development Services Director
Page 2
process, the City should continue to engage the community, including organizations that
represent lower -income and special needs households, by making information regularly
available and considering and incorporating comments where appropriate.
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD's
Affordable Housing and Sustainable Communities programs; and HCD's Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City will meet housing element requirements for these and other funding
sources.
We are committed to assisting the City in addressing all statutory requirements of State
Housing Element Law. If you have any questions or need additional technical assistance,
please contact John Buettner, of our staff, at john.buettner@hcd.ca.gov.
Sincerely,
Paul McDougall
Senior Program Manager
Enclosure
APPENDIX
CITY OF PALM DESERT
The following changes are necessary to bring the City's housing element into compliance with
Article 10.6 of the Government Code. Accompanying each recommended change, we cite the
supporting section of the Government Code.
Housing element technical assistance information is available on HCD's website at
http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtm1.
Among other resources, the housing element section contains HCD's latest technical assistance
tool, Building Blocks for Effective Housing Elements (Building Blocks), available at
http://www.hcd.ca.gov/community-development/building-blocks/index.shtmi and includes the
Government Code addressing State Housing Element Law and other resources.
A. Housing Needs. Resources, and Constraints
1. Affirmatively furtherfingj fair housing in accordance with Chapter 15 (commencing with
Section 8899.50) of Division 1 of Title 2... shall include an assessment of fair housing in
the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)
Disproportionate Housing Needs and Displacement Risk: The element was revised to
include an analysis of cost burden, but it should also address patterns and trends
related to overcrowding and displacement risk.
Local Data and Knowledge, and Other Relevant Factors: The revised element
generally does not address this requirement. The element must include local data,
knowledge, and other relevant factors to discuss and analyze any unique attributes
about the City related to fair housing issues. The element should complement federal,
state, and regional data with local data and knowledge where appropriate to capture
emerging trends and issues, including utilizing knowledge from local and regional
advocates and service providers. Also, the element must include other relevant factors
that contribute to fair housing issues in the jurisdiction. For instance, the element can
analyze historical land use and investment practices or other information and
demographic trends.
Contributing Factors: The element was revised to provide a more concise summary of
contributing factors, goals, and programs to address the factors. However, the
contributing factors should be updated and prioritized based on the complete analysis
of the factors described above.
Site Inventory: The revised element includes a discussion stating that the City is
designated as highest resourced and that sites are near a variety of resources and
amenities. However, sites identified to accommodate the lower -income regional
housing need allocation (RHNA) appear concentrated in the Town Center
Neighborhood in the northern part of the City. The element must evaluate this
concentration and include discussion of whether the sites inventory improves or
exasperates existing patterns.
City of Palm Desert's 6th Cycle Draft Housing Element Page 1
November 24, 2021
Goals, Priorities, Metrics, and Milestones: Goals and actions must significantly seek to
overcome contributing factors to fair housing issues and should be revised based on the
outcomes of a complete analysis. Currently, the element identifies program(s) to
encourage and promote affordable housing; however, most of these programs do not
appear to facilitate any meaningful change nor address AFFH requirements.
Furthermore, the element must include metrics and milestones for targeting significant
fair housing results. For more information, please see HCD's guidance at
hftps://www.hcd.ca.gov/community-development/affh/index.shtm
2. Include an analysis and documentation of household characteristics, including level of
payment compared to ability to pay, housing characteristics, including overcrowding,
and housing stock condition. (Gov. Code, § 65583, subd. (a)(2).)
Housing Stock Condition: The draft element was revised to state that the City reviewed
Code Compliance Division case records for the period of 2014-2021 and found no
open cases or citations issued for health and safety violations. However, the element
still must estimate the number of units in needs of rehabilitation and replacement.
3. An inventory of land suitable and available for residential development, including
vacant sites and sites having realistic and demonstrated potential for redevelopment
during the planning period to meet the locality's housing need for a designated income
level, and an analysis of the relationship of zoning and public facilities and services to
these sites. (Gov. Code, § 65583, subd. (a)(3).)
The City has a RHNA of 2,790 housing units, of which 1,135 are for lower -income
households. To demonstrate the adequacy of these sites and strategies to
accommodate the City's RHNA, the element must be revised to include complete
analyses on the following:
Progress in Meeting the RHNA: The revised element states that 310 units for Site DD
will be affordable to moderate -income units but must also demonstrate affordability
based upon actual or anticipated sale prices or rents.
Sites Inventory: The revised draft element provides data on the City's site inventory in
Table III-47. However, the data is insufficient to determine the adequacy of all sites
since the inventory aggregates available sites by Map Keys and APNs (Sites E, LL, A,
D, F, P, QQ, and T). The inventory must provide a parcel listing of sites by APN, along
with parcel size, zoning, general plan designation, describing existing uses for any
nonvacant sites and include a calculation of the realistic capacity of each site.
Additionally, pursuant to Government Code section 65583.3, subdivision (b), the City
must utilize standards, forms, and definitions adopted by HCD when preparing the sites
inventory. Please see HCD's housing element webpage at
https://www.hcd.ca.gov/community-development/housing-element/index.shtml for a
copy of the form and instructions. The City can reach out to HCD at
sitesinventory aahcd.ca.gov for technical assistance. Please note, upon adoption of the
housing element, the City must submit an electronic version of the sites inventory with
its adopted housing element to sitesinventory(a)hcd.ca.gov.
City of Palm Desert's 6th Cycle Draft Housing Element Page 2
November 24, 2021
Zoning for Lower -Income Households: Pursuant to Government Cade section
65583.2, subdivision (c)(3)(A) and (B), the element must identify sites with zoning
and densities appropriate to encourage and facilitate the development of housing
for lower -income households based on factors such as market demand, financial
feasibility, and development experience within zones. For communities with
densities that meet specific standards (at least 30 units per acre for Palm Desert),
this analysis is not required (Section 65583.2(c)(3)(B)). While the revised draft
element provides some information on recent project densities, it does not discuss
factors such as market demand or financial feasibility to support the densities
identified on Table 11147. In addition, it appears Mat Site A, Site PP and Site QQ
only allow a maximum of 10-15 units per acre but are being identified to
accommodate the RHNA for lower -income households. As stated in the element,
affordable housing projects in the City have had densities ranging from 1528 units
per more. The element does not provide sufficient evident that densities in in that 0-
15 range provide the financial feasibility needed to support housing affordable to
lower -income households and should not identify sites within this density range as
appropriate for the lower -income housing need. The element could reassign this
capacity to the moderate -income housing need, or the City could rezone to higher
density to continue utilizing those sites to accommodate the RHNA for lower.
incoming households.
Lame Sites: Table 11147 includes sites larger than ten acres and stales that these
sites are not constrained from development based on proposed projects on ten acres
or more being developed. While the draft element was slightly revised to account for
densities and to add the Codes Ortega Villas project (p. III-87), the analyses must
demonstrate devebpments of equivalent size were successfully developed during the
prior planning period for an equivalent number of lower -income housing units as
projected for these large sites or provide other evidence Mat the site is adequate to
accommodate lower -income housing. (Gov. Code, § 65583.2, subd. (c)(2)(A).)
Additionally, the analysis should state whether larger sites such as Site A and Site F
have the potential for being split and, if so, the element should contain a program or
programs to facilitate the splitting of larger lots.
Small Sites: The initial draft element identified sites at less then a half -acre and
included several sites Mat appear require consolidation. The revised draft element
now states that site LL is City -owned and will be developed for 28 units and that Me
City will consolidate the lots when development occurs. However, the element still
requires analysis to demonstrate the lot consolidation potential of other sites within the
inventory such as Site D, Site PP, Site QQ, and Site T. For example, the analysis
should describe the City's role or track record in facilitating small -lot consolidation by
affordability level, policies or incentives offered or proposed W encourage and facilitate
lot consolidation, conditions rendering parcels suitable and ready for redevelopment,
recent trends of lot consolidation, and information on the owners of each aggregated
site.
4. An analysis ofpotenflal and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the types of
City of Palm Desert a r Cycle Draft Housing Element Page 3
November 24, 2021
housing identified in paragraph (1) of subdivision (c), and for persons with disabilities
as identified in the analysis pursuant to paragraph (7), including land use controls,
building codes and their enforcement, site improvements, fees and other exactions
required of developers, and local processing and permit procedures... (Gov. Code, §
65583, subd. (a)(5).)
Processing and Permit Procedures: While the draft element was revised to describe
approval procedures for the architectural review process, the element must still
describe approval procedures for the Precise Plan review including a description of the
approval bodies. The analysis must be revised to evaluate the Precise Plan processing
and permit procedures and their impacts as potential constraints on housing supply
and affordability.
B. Housing Programs
Include a program which sets forth a schedule of actions during the planning period,
each with a timeline for implementation, which may recognize that certain programs
are ongoing, such that there will be beneficial impacts of the programs within the
planning period, that the local government is undertaking or intends to undertake to
implement the policies and achieve the goals and objectives of the housing element
through the administration of land use and development controls, the provision of
regulatory concessions and incentives, and the utilization of appropriate federal and
state financing and subsidy programs when available. The program shall include an
identification of the agencies and officials responsible for the implementation of the
various actions. (Gov. Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583,
subdivision (c)(1-6), and to facilitate implementation, programs should include: (1) a
description of the City's specific role in implementation; (2) definitive implementation
timelines; (3) objectives, quantified where appropriate; and (4) identification of
responsible agencies and officials. Programs to be revised include the following:
General: The revised element continues to include programs without specific metrics or
objectives. Programs must demonstrate that they will have a beneficial impact within
the planning period. Beneficial impact means specific commitment to deliverables,
measurable metrics or objectives, definitive deadlines, dates, or benchmarks for
implementation.
Program 5.0 (CDBG for Homelessness): The Program should be revised to state how
the City will encourage organizations to apply and the role the City plays in delivering
the funds.
Program &A (Housing Overlay and ADUs): The Program should be revised to state
what standards are being maintained and if there are any potential revisions to the
zoning code that need to be implemented. If revisions are needed to comply with state
law, then the program should commit to a definitive timeframe for implementation of
those revisions.
City of Palm Desert's 61h Cycle Draft Housing Element Page 4
November 24, 2021
Program I I.B (Transit Ardent: The Program should be revised to clarify how the City
will coordinate and specific actions the City will take to ensure that transit is and will be
available to residents with limited access.
2. Identify actions that will be taken to make sites available during the planning penod
with appropriate zoning and development standard's and with services and facilities to
accommodate that portion of the city's or county's share of the regional housing need
for each income level that could not be accommodated on sites identified in the
inventory ... ... without rezoning, and to comply with the requirements of Government
Code section 65584.09... (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding A-3, the element does not include a complete site analysis,
therefore, the adequacy of sites and zoning were not established. Based on the results
of a complete sites inventory and analysis, the City may need to add or revise
programs to address a shortfall of sites or zoning available to encourage a variety of
housing types. In addition, the element should be revised as follows:
3. The housing element shall contain programs which assist in the development of
adequate housing to meet the needs of extremely low-, very low-, low- and moderate -
income households. (Gov. Code, § 65583, subd. (c)(2)).
Program 1A (Affordable Housing Developers): This Program should W revised with
specific timeframes (e.g., month and year) and benchmarks for the Village (KK) and
Millennium (F) projects. The Program should be revised to provide specific timeframes
and benchmarks for these developments and monitor these developments.
Program 1.13 (PublidPrivale Partnerships): The program should be revised to monitor
these developments and offer specific schedules for these monitoring activities.
Additionally, the Program should be revised to provide back-up measures d any
projects are subsequently denied.
Prooram 1.0 (Encourage Housing for Lower4ncome Households): The Program should
be revised to mentor these developments and offer specific schedules for these
monitoring activities. The Program should also offer a definitive timeline other than the
entire planning period and back-up measures if any projects are subsequently denied.
Program 9A (Density Bonus): The Program should be revised with a specific date for
completing amendments.
4. Address and, where appmpnate and legallypossible, remove governmental and
nongovernmental constraints to the maintenance, improvement, and development of
housing, including housing for all income levels and housing for persons with
disabilities. The program shell remove constraints to, and provide reasonable
accommodations for housing designed for, intended for occupancy by, or with
supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Finding A4, the element requires a complete analysis of potential
governmental constraints. Depending upon the results of that analysis, the City may
City of Palm Deserrs Be Cycle Draft Housing Element Page 5
November 24, 2021
need to revise or add programs and address and remove or mitigate any identified
constraints. In addition:
Program 1.H (SB 35): The Program should be revised to offer a definitive date for
implementation of the SB 35 requirements (e.g., June 30, 2022).
5. Promote and affirmatively further fair housing opportunities and promote housing
throughout the community or communities for all persons regardless of race, religion,
sex, marital status, ancestry, national origin, color, familial status, or disability, and
other characteristics protected by the California Fair Employment and Housing Act
(Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and
any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd.
(c)(5)).
As noted in Finding Al, the element must include a complete analysis of AFFH. Based
on the outcome of that analysis, the element must add or modify programs.
Additionally, programs and actions need to be significant, meaningful, and sufficient to
overcome identified patterns of segregation and AFFH.
C. Public Participation
Local governments shall make a diligent effort to achieve public participation of all economic
segments of the community in the development of the housing element, and the element
shall describe this effort. (Gov. Code, § 65583, subd.(c)(8).)
The draft element includes a revised summary of the public participation process (page III-93),
which now states that the City held additional study sessions. However, it does not
demonstrate that diligent efforts were made to involve all economic segments of the
community in the development of the housing element, especially low- and moderate -income
groups, nor does it address the availability of materials in multiple languages, surveys, or other
efforts to involve such groups and persons in the element throughout the process. In addition,
HCD understands the City made the element available to the public in June of 2021 prior to an
additional study session on September 9, 2021. The element also states that following the
September study session the revised draft element was posted on the City's website.
However, the element should indicate when the revised draft was made available for
comments prior to submitting to HCD on September 28, 2021, if comments were received, and
how those comments were incorporated.
City of Palm Desert's 61h Cycle Draft Housing Element Page 6
November 24, 2021
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 1 of 13
Housing Stock Condition: The draft element was revised to state that the City reviewed
Code Compliance Division case records for the period of 2014-2021 and found no open
cases or citations issued for health and safety violations. However, the element still
must estimate the number of units in needs of rehabilitation and replacement.
Note: The element currently states (emphasis added) at page III-26:
Another measure of potentially substandard housing is the number of housing units lacking
adequate kitchen and plumbing facilities. In Palm Desert, there are 198 units (0.8% of all units)
lacking complete kitchens and 67 units (0.3% of all units) lacking plumbing facilities. More rental
units have deficiencies than homeowner units. These homes could potentially benefit from repair
and rehabilitation programs, such as the HIP program described above. As shown in Table III-
46, Quantified Objectives, the City will use the HIP program to correct these deficiencies for
the 67 units affected (see Program 2.A).
In addition, the following text has been added to page III-27:
To further evaluate housing conditions in Palm Desert, the Code Compliance Division queried its
records on three separate occasions for residential property code violations, such as structural
deficiencies, general deterioration, dilapidation, and faulty plumbing or electrical systems. As of
February 2021, there were only 5 active cases of dwelling units with building code violations, all
of which were associated with unpermitted construction activity. None of the cases cited structural
deficiencies in need of replacement or rehabilitation. Therefore, the City is not aware of any units
requiring substantial rehabilitation, other than those described above, and has included those 67
units shown in Table III-16 in its Quantified Objectives (also see Program 2.A).
Progress in Meeting the RHNA: The revised element states that 310 units for Site DD will
be affordable to moderate-income units but must also demonstrate affordability based
upon actual or anticipated sale prices or rents.
The following language has been added to page III-87:
• The Sands Apartments (Site DD) on Hovley Lane is approved for a total of 388 multi-
family rental units. Of those, 78 are required to be affordable for very low income
households through an approved Development Agreement that requires that the units be
deed restricted. The balance are expected to be market units which will be affordable to
moderate income households based on the analysis provided in Table III-44, which shows
that rental units are affordable to moderate income households.
Sites Inventory: The revised draft element provides data on the City’s site inventory in
Table III-47. However, the data is insufficient to determine the adequacy of all sites
since the inventory aggregates available sites by Map Keys and APNs (Sites E, LL, A,
D, F, P, QQ, and T). The inventory must provide a parcel listing of sites by APN, along
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 2 of 13
with parcel size, zoning, general plan designation, describing existing uses for any
nonvacant sites and include a calculation of the realistic capacity of each site.
Note: The Table is titled “Vacant Land Inventory…” so no “nonvacant sites” are included. Site
A and F are each single parcel sites, and no change has been made. The other sites have been
modified in Table III-47, as follows:
Table III-47
Vacant Land Inventory of Sites for Extremely Low, Very Low, Low and Moderate
Income Units
Ma
p
Ke
y
Assessor’s
Parcel No. GP
Zoning
(all
HOD)**
Acreag
e
Allowab
le
Density
Realisti
c
Density
Potenti
al
Units
Vacant Entitled Sites
B 694-310-006
Town Center
Neighborhood P.R.-20
12 of
68.2 4 to 20 22.5 269
DD 624-040-037
Town Center
Neighborhood P.R.-17.5 17.66 17.5 17.5 78
DD* 624-040-037
Town Center
Neighborhood P.R.-17.5 17.66 17.5 17.5 310
E 694-520-019
Small Town
Neighborhood;
Employment
Center P.R.-19 5.62 19 18 17
694-520-020
Small Town
Neighborhood;
Employment
Center P.R.-19 1.2 19 4
PP
624-441-014
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-015
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-016
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-017
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-018
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-019
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-020
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-021
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-022
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
QQ 624-440-032
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 3 of 13
Table III-47
Vacant Land Inventory of Sites for Extremely Low, Very Low, Low and Moderate
Income Units
Ma
p
Ke
y
Assessor’s
Parcel No. GP
Zoning
(all
HOD)**
Acreag
e
Allowab
le
Density
Realisti
c
Density
Potenti
al
Units
624-440-033
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-034
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-035
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-036
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
Subtotal Entitled Sites 692
Vacant Sites in the Entitlement Process
LL 627-122-003
Small Town
Neighborhood R-2, HOD 0.16 3 to 10 20 3
627-122-013
Small Town
Neighborhood R-2, HOD 1.27 3 to 10 20 25
H 694-190-087
Town Center
Neighborhood P.R.22 14.97 22 22 44
H* 694-190-087
Town Center
Neighborhood P.R.22 14.97 22 22 286
C 694-120-028
Town Center
Neighborhood;
Suburban
Retail Center
P.C.-(3),
FCOZ
10 of
20.18 7 to 40 24 240
KK 622-370-014
Public
Facility/Institu
tional P 1.84 N/A N/A 36
Subtotal Sites in Entitlement Process 634
Vacant Sites
A 685-010-005
Regional
Retail
P.C.-(3),
P.C.D.
15 of
64.26 10 to 15 14 200
D 694-130-017
Town Center
Neighborhood P.R.-22 8.43 22 20 169
694-130-018
Town Center
Neighborhood P.R.-22 2.52 22 20 50
F 694-510-013
Town Center
Neighborhood P.R.-22 16.32 22 20 326
PP
624-441-014
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-015
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-016
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-017
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 4 of 13
Table III-47
Vacant Land Inventory of Sites for Extremely Low, Very Low, Low and Moderate
Income Units
Ma
p
Ke
y
Assessor’s
Parcel No. GP
Zoning
(all
HOD)**
Acreag
e
Allowab
le
Density
Realisti
c
Density
Potenti
al
Units
624-441-018
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-019
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-020
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-021
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
624-441-022
Small Town
Neighborhood P.R.-6 0.16 3 to 10 1 1
QQ
624-440-032
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-033
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-034
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-035
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
624-440-036
Small Town
Neighborhood P.R.-6 0.14 3 to 10 1 1
Subtotal Vacant Sites 759
Total All Vacant Sites 2,071
* Moderate Income Site
** All sites in this Table have been assigned the Housing Overlay District.
Zoning for Lower-Income Households: Pursuant to Government Code section 65583.2,
subdivision (c)(3)(A) and (B), the element must identify sites with zoning and densities
appropriate to encourage and facilitate the development of housing for lower-income
households based on factors such as market demand, financial feasibility, and
development experience within zones. For communities with densities that meet specific
standards (at least 30 units per acre for Palm Desert), this analysis is not required
(Section 65583.2(c)(3)(B)). While the revised draft element provides some information
on recent project densities, it does not discuss factors such as market demand or
financial feasibility to support the densities identified on Table III-47. In addition, it
appears that Site A, Site PP and Site QQ only allow a maximum of 10-15 units per acre
but are being identified to accommodate the RHNA for lower-income households. As
stated in the element, affordable housing projects in the City have had densities ranging
from 15-28 units per acre. The element does not provide sufficient evident that densities
in in the10-15 range provide the financial feasibility needed to support housing
affordable to lower-income households and should not identify sites within this density
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 5 of 13
range as appropriate for the lower-income housing need. The element could reassign
this capacity to the moderate-income housing need, or the City could rezone to higher
density to continue utilizing those sites to accommodate the RHNA for lower-incoming
households.
Note: As the finding above relates to Sites PP and QQ, they are specifically described in the
Element as being sold to the Coachella Valley Housing Coalition for self-help housing (page III-
88), and are entitled. Since the Element was submitted to HCD, CVHC has closed escrow, and
construction will begin in April of 2022. This is substantial evidence that the density range is
appropriate for affordable housing. The paragraph on that project under “Entitled Projects”
has been modified as follows:
• In May 2020, the City conveyed 14 vacant parcels on Merle Street to the Coachella Valley
Housing Coalition (CVHC) for the development of 14 detached single-family, self-help
ownership homes for very low and low income households. CVHC will deed restrict the
homes when they are developed. The parcels closed escrow in December of 2021, and
construction will start in April of 2022. CVHC will deed restrict 3 homes for very low
income households, and 11 lots for low income households for a period of 45 years. These
lots are shown on the inventory as sites PP and QQ.
As it relates to Site A, the land is part of a larger Specific Plan being prepared by a private
developer. The City wishes to see 200 of the 1500± units developed for affordable housing, and
has made that clear to the developer. It does not, however, have the ability to rezone the property
in the absence of the developer’s willingness to do so. Table III-47 shows that there is capacity
for 2,071 units. Of those, 1,326 are either entitled or pending entitlement (730 for lower income
units and 596 for moderate income units). The City’s RHNA for lower income units is 1,135, and
461 for moderate income units. There is a need for an additional 405 lower income units under
the RHNA, after the entitled and pending entitlement sites are deducted. Table III-47 shows
capacity for an additional 745 units on vacant land. So Table III-47 provides for 340 more units
than the City requires to meet the RHNA. As already stated in the Element:
These entitled and pending entitlement projects will result in a total of 730 units affordable to very
low and low income households, and 596 units affordable to moderate income households. With
completion of these projects, the City will need to accommodate an additional 405 units for very
low and low income households, and would have an excess of 135 moderate income units when
all entitled and pending entitlement sites in Table III-47 are developed. Table III-47 also shows
that the City has capacity for 745 units on vacant sites, almost double the 405 needed during the
planning period to complete the RHNA.
Large Sites: Table III-47 includes sites larger than ten acres and states that these sites
are not constrained from development based on proposed projects on ten acres or more
being developed. While the draft element was slightly revised to account for densities and
to add the Carlos Ortega Villas project (p. III-87), the analyses must demonstrate
developments of equivalent size were successfully developed during the prior planning
period for an equivalent number of lower-income housing units as projected for these
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 6 of 13
large sites or provide other evidence that the site is adequate to accommodate lower-
income housing. (Gov. Code §65583.2, subd. (c) (2) (A) Additionally, the analysis should
state whether larger sites such as Site A and Site F have the potential for being split and,
if so, the element should contain a program or programs to facilitate the splitting of larger
lots.
The Element does provide evidence of existing development (entitled projects). In addition, the
language on page III-85 has been modified as follows:
Lands provided in the inventory have been calculated at a density of 15 to 23 units per acre. The
density range assumes that 80% intensity will be achieved based on: an average unit size of 1,000
square feet, 28 units per acre can be achieved with 3-story buildings, which is the current height
limit in the Planned Residential (PR) zone. This also assumes common area open space in
compliance with Zoning requirements, and surface parking. As this zone allows building coverage
of 40%, there is more than sufficient space to accommodate the density assumed in the inventory.
Further, the density assumptions are conservative compared to typically built densities in each of
the zones. The most recent affordable housing projects built in the City were constructed at
densities of 15 to 28 units per acre, including Carlos Ortega Villas, at 13 units per acre , and the
City currently has entitled or proposed affordable housing projects at densities of 17.5 to 27 units
per acre on parcels of 10 acres or more:
• The Sands, Site DD: 388 units on 17.5 acres (22/acre);
• Pacific West, Site B, 269 units on 12 acres (23/acre);
• Millennium private site, Site H, 330 units on 15 acres (22/acre), and
• Millennium City site, Site C, 240 units on 10 acres, 24/acre).
In addition to these projects, the City of La Quinta, east of Palm Desert, developed the Coral
Mountain Apartments in 2018, providing 176 units on 11 acres of land, at a density of 16 units
per acre. All four of the projects in the City and the La Quinta project are on large sites (10 acres
or more), and have been built, entitled or are in the entitlement process. Significantly, the two
most recent projects in which the City is participating, the Pacific West and Millennium City site,
are 10 acres or more. Large sites are also included in Table III-47, sites A and F are both planned
for larger sites. Although the sites are feasible at 15 and 16 acres, respectively, Program 1.F is
also provided to encourage subdivision of these parcels to smaller sites, with the provision of
incentives.
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 7 of 13
Program 1.F
Although the affordable housing projects currently approved or being entitled in the City occur on
parcels of 10 acres or more, 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 (50-100 units) as development proposals are brought forward
for sites A and F. The City will discuss incentives available for land divisions (2-5 acres)
encouraging the development of housing affordable to lower income households with housing
developers as proposals are brought forward. The City will offer incentives for land division
encouraging the development of affordable housing including, but not limited to:
• priority to processing subdivision maps that include affordable housing units,
• expedited review for the subdivision of larger sites into buildable lots where the
development application can be found consistent with the Specific Plan,
• financial assistance (based on availability of federal, state, local foundations, and private
housing funds).
Responsible Agency: Planning Department
Schedule: As projects are proposed
Small Sites: The initial draft element identified sites at less than a half-acre and included
several sites that appear to require consolidation. The revised draft element now states
that site LL is City-owned and will be developed for 28 units and that the City will
consolidate the lots when development occurs. However, the element still requires
analysis to demonstrate the lot consolidation potential of other sites within the inventory
such as Site D, Site PP, Site QQ, and Site T. For example, the analysis should describe
the City’s role or track record in facilitating small-lot consolidation by affordability level,
policies or incentives offered or proposed to encourage and facilitate lot consolidation,
conditions rendering parcels suitable and ready for redevelopment, recent trends of lot
consolidation, and information on the owners of each aggregated site.
Site D is comprised of two lots of 8.4 and 2.5 acres – neither of these lots qualify as small sites.
In regards to sites PP and QQ, as shown above, those sites are now owned by CVHC, and are
scheduled for construction in April of 2022. Site T has been removed from the inventory.
Processing and Permit Procedures: While the draft element was revised to describe
approval procedures for the architectural review process, the element must still describe
approval procedures for the Precise Plan review including a description of the approval
bodies. The analysis must be revised to evaluate the Precise Plan processing and
permit procedures and their impacts as potential constraints on housing supply and
affordability.
The description of the Precise Plan process was already in the Element at page III-53. The
paragraph has been modified for clarity:
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
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 8 of 13
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 for Precise
Plans, when complete, are circulated to other City departments for comments. The Precise Plan is
then reviewed by the Architectural Review Commission (ARC) and approved by the Planning
Commission. The ARC provides technical review of the Precise Plan application, including the
provision of parking, trash enclosures and similar standards, and reviews the landscaping plans for
water efficiency. The ARC meetings are public, but are not noticed hearings. ARC review is
scheduled within two to three weeks of an application being found complete, and usually precedes
Planning Commission hearing by three to four weeks. The ARC provides recommendations on the
Precise Plan to the Planning Commission, which takes action on Precise Plan applications. Public
notice and mailings are made 10 days prior to a Planning Commission 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 findings focus on General Plan and
Zoning consistency, are not subjective and do not pose a constraint to development. The average
processing time for a typical application is 4 to 6 months, including the recently approved Montage
single family homes, which received approval in 6 months, which is generally consistent with most
Valley cities, and does not represent a constraint. The City also has a building permit streamlining
process, for a fee, and allows “at risk” building permit applications, which can be submitted
immediately following ARC review, and prior to Planning Commission approval. As described
above, neither the process for a Precise Plan review, nor the time required are constraints to the
development of housing.
General: The revised element continues to include programs without specific metrics or
objectives. Programs must demonstrate that they will have a beneficial impact within the
planning period. Beneficial impact means specific commitment to deliverables,
measurable metrics or objectives, definitive deadlines, dates, or benchmarks for
implementation.
Specific programs are addressed individually below. Without additional information, we are
unable to guess whether this statement intends us to modify any others.
Program 5.C (CDBG for Homelessness): The Program should be revised to state how
the City will encourage organizations to apply and the role the City plays in delivering
the funds.
The program has been modified as follows:
Program 5.C
The City will continue to make direct appeals to encourage local organizations, such as the
Coachella Valley Rescue Mission, Martha’s Village and Catholic Charities, to apply to the City
for the award of CDBG funds for homeless services, including announcements on its website and
social media of the availability of funds, the schedule for applications, and the award schedule, as
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 9 of 13
it has for many years. The City Council will continue to allocate available funds to these and other
organizations that apply from its annual City allocation.
Responsible Agency: Finance Department
Schedule: Annually with CDBG funding cycle
Program 8.A (Housing Overlay and ADUs): The Program should be revised to state
what standards are being maintained and if there are any potential revisions to the
zoning code that need to be implemented. If revisions are needed to comply with state
law, then the program should commit to a definitive timeframe for implementation of
those revisions.
The intent of the Program was to provide policy support to assure that HOD and ADU were
addressed in the Zoning Ordinance. The program has been modified regardless, to address the
finding.
Program 8.A
The City shall maintain the Housing Overlay District to include flexible development standards,
density bonuses, design criteria, and parking reductions for the development of a wide variety of
housing products which provide a minimum of 20% of all units at income-restricted rents, or at
least one unit for smaller residential projects, and to eliminate the public hearing requirements and
waive City plan check/inspection fees and potentially other fees. The Accessory Dwelling Unit
standards shall be maintained consistent with State law in the Zoning Ordinance.
Responsible Agency: Community Development Department
Schedule: Annually review with state General Plan report
Program 11.B (Transit Agency): The Program should be revised to clarify how the City
will coordinate and specific actions the City will take to ensure that transit is and will be
available to residents with limited access.
For HCD’s information, SunLine is a JPA over which the City has limited authority. A member
of Council sits on the Board, as does a member of each of the member agencies’ Council. The
program has been modified to the extent it can be.
Program 11.B
Continue to coordinate with SunLine Transit Agency by continuing to provide it with all
development applications, to encourage it to expand services that provide reliable transportation
options to low income, disabled, senior, and other residents with limited access.
Responsible Agency: Community Development Department
Schedule: 2022-2029
As noted in Finding A-3, the element does not include a complete site analysis,
therefore, the adequacy of sites and zoning were not established. Based on the results
of a complete sites inventory and analysis, the City may need to add or revise programs
to address a shortfall of sites or zoning available to encourage a variety of housing
types. In addition, the element should be revised as follows:
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 10 of 13
With the changes proposed herein, we believe that the analysis is sufficient. Individual programs
are addressed below.
Program 1.A (Affordable Housing Developers): This Program should be revised with
specific timeframes (e.g., month and year) and benchmarks for the Village (KK) and
Millennium (F) projects. The Program should be revised to provide specific timeframes
and benchmarks for these developments and monitor these developments.
The program has been modified as follows:
Program 1.A
The City shall work with affordable housing developers, non-profit agencies and other
stakeholders to implement the following affordable housing projects for extremely low, very low,
low and moderate income households during the planning period.
• 21 units at Palm Desert 103 (Site E): annually contact the landowner and provide them
with current City programs and incentives for the construction of the remaining units within
the project. Meet with the land owner annually, and provide the requirements of the
Development Agreement for the site to encourage its development.
• 36 units at Arc Village (Site KK): For this Housing Authority-owned site, the Housing
Authority and City will continue to work with Desert ARC and affordable housing
developers to secure funding for these units with priority to developmentally disabled
persons. The Housing Authority and City will participate in the preparation of applications
for State funding and reinstate funding assistance when an application is prepared. The
Housing Authority and City will promote the site to developers through its website, and
annually meet with Desert ARC to encourage development.
• 66 units at Millennium (Site F): the City will continue to work with the developer to process
the pending entitlements and finalize the affordable housing covenants consistent with the
existing Development Agreement. The application is expected to be reviewed by the
Planning Commission by March of 2022.
Responsible Agency: Community Development Department and Housing Authority
Schedule: Continuous as these projects move forward
Program 1.B (Public/Private Partnerships): The program should be revised to monitor
these developments and offer specific schedules for these monitoring activities.
Additionally, the Program should be revised to provide back-up measures if any projects
are subsequently denied.
The programs have been modified to address scheduling. As regards monitoring, all three
projects in 1.B are under existing agreements with the City, as described on page III-89 of the
Element. The agreements are the monitoring tools and their provisions have been replicated
below. There is no evidence provided by HCD that the projects will be denied, nor does the City
have any evidence that denial is possible. No change can be made to address such a speculation.
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 11 of 13
Program 1.B
The City shall pursue the planning and implementation of the following projects for extremely
low, very low, low and moderate income households during the planning period. The City will
utilize public-private partnerships, grants and third party funding for these projects, and density
bonus incentives.
• 240 units at Millennium City Site (Site C): the City shall enforce the terms of its existing
agreement with the developer of this project, including maintaining project schedules and
expediting processing of applications. A minimum of 15% of the units will be reserved for
extremely low income residents. Entitlement applications are expected in 2022, financing
will be secured in 2023. and construction is expected in 2024.
• 28 units at Sagecrest Apartments (Site LL): the Housing Authority will complete the RFP
process in 2022, and establish an agreement with the successful developer for construction
of the units by 2024. A minimum of 15% of the units shall be reserved for extremely low
income residents. The DDA for the project includes a requirement that the units be built by
2024.
• 269 units at Gerald Ford, west of Portola (Site B): the City will maintain the schedule
established in the existing agreement with the developer, participate in funding
applications, and participate in the funding through the existing land sale agreement, to
reach completion of construction by 2024. The project was approved by the Planning
Commission in July of 2021. The developer is actively involved in securing
CDLAC/TCAC and other funding, and expects to begin construction in 2023.
Responsible Agency: Community Development Department and Housing Authority
Schedule: As described above, 2022-2025
Program 1.C (Encourage Housing for Lower-income Households): The Program should
be revised to monitor these developments and offer specific schedules for these
monitoring activities. The Program should also offer a definitive timeline other than the
entire planning period and back-up measures if any projects are subsequently denied.
Site I has been removed from the inventory, and deleted in the program. For the other two sites,
the following modifications have been made. We do not have any reason to think that either
project would be denied.
Program 1.C
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:
• 200 units at Key Largo (Site A): the City will continue to work with the land owner in the
completion of entitlement applications for the site, including the provision of Density
Bonus incentives, fee waivers and other incentives as appropriate. The City will meet with
the developer annually, and encourage the completion of the Specific Plan by December
of 2024, and construction beginning in January of 2026.
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 12 of 13
• 78 units at the Sands (Site DD): the City will maintain contact with the land owner and
participate in funding efforts as the developer applies for TCAC and other funds for the
project. The City will process the pending application amendments by June of 2022, and
assist in the preparation of funding applications by March of 2023, and construction
beginning by June of 2024.
The City will offer incentives, including Density Bonus, fee waivers and reduced building permit
fees for those projects including a minimum of 15% of units affordable to extremely low income
households.
Responsible Agency: Planning Department
Schedule: As provided above.
Program 9.A (Density Bonus): The Program should be revised with a specific date for
completing amendments.
The program has been modified as follows:
Program 9.A
Revise the Zoning Ordinance to ensure compliance with State law as it pertains to density bonus
by October of 2022 to address the changes contained in AB 2345, and as State law changes
throughout the planning period.
Responsible Agency: Community Development Department
Schedule: at regular Zoning Ordinance update
As noted in Finding A4, the element requires a complete analysis of potential
governmental constraints. Depending upon the results of that analysis, the City may
need to revise or add programs and address and remove or mitigate any identified
constraints. In addition:
Program 1.H (SB 35): The Program should be revised to offer a definitive date for
implementation of the SB 35 requirements (e.g., June 30, 2022).
As it relates to Finding A4, the analysis of Precise Plan processing has been modified above. No
constraint exists. As it relates to the program, it has been amended as follows:
Program 1.H
The City shall establish an SB 35 planning application and process that contains the requirements
of the law, the required objective development standards, and the processing requirements for these
projects.
Responsible Agency: Planning Department.
Schedule: June 2022
Public Participation: The draft element includes a revised summary of the public
participation process (page III-93), which now states that the City held additional study
sessions. However, it does not demonstrate that diligent efforts were made to involve all
City of Palm Desert Housing Element
Second Draft Proposed Responses
Page 13 of 13
economic segments of the community in the development of the housing element,
especially low- and moderate-income groups, nor does it address the availability of
materials in multiple languages, surveys, or other efforts to involve such groups and
persons in the element throughout the process. In addition, HCD understands the City
made the element available to the public in June of 2021 prior to an additional study session
on September 9, 2021. The element also states that following the September study session
the revised draft element was posted on the City’s website. However, the element should
indicate when the revised draft was made available for comments prior to submitting to
HCD on September 28, 2021, if comments were received, and how those comments were
incorporated.
The text has been modified as follows:
The Housing Element was posted on the City’s website in June of 2021. The City also held an
additional Study Session with the City Council on amendments to the Housing Element on
September 9, 2021. Following that Study Session, on September 10th, the revised Draft Element
was posted on the City’s website, and notices sent to community organizations, all of the
participants in the City’s previous workshops, and all those to whom workshop invitations had
been sent to invite comments on the revised Element, prior to its resubmittal to HCD on
September 28th. No comments were received during this time.
PROOF OF
PUBLICATION
STATE OF CALIFORNIA SS.
COUNTY OF RIVERSIDE
CITY OF PALM DESERT
ATTN: ERIC CEJA
73510 FRED WARING DR
PALM DESERT, CA 92260
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. 1 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:
1 /8/22
I acknowledge that I am a principal clerk of the
printer of The Desert Sun, printed and published
weekly I 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 certify under penalty of perjury, under the laws of the
State of California, that the foregoing is true and
correct. Executed on this I Oth of January 2022 in
Green Bay, Wisconsin, County of Brown
--Xa,
4,1a__
DECLARANT
Ad#:0005076350
N U: Case NUS. GPA 21-0002
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Tel: 760-778-4578/Fax 760-778-4731
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CITY OF PALM DESERT
LEGAL NOTICE
CASE NOS. GPA 21-0002
NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION
TO CONSIDER RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF GENERAL
PLAN AMENDMENT 21-0002 UPDATING THE CITY'S HOUSING ELEMENT AND SAFETY
ELEMENT OF THE GENERAL PLAN
The City of Palm Desert (City), In Its capaclly as the lead Ailency for this project under the
California Environmental Quality Act (CEQA), has prepared an lrttial Study and Negative Declara-
tion for the updates 10 the Housing and Safety Elements of the General Plan.
Project Location/Description:
project Desorption: The Housing Element is one of the mandated Elements of the General Plan. It
considers the future needs for housing In the City, will, a particular focus on aHorflable housing
and housing for special needs households, Including the elderly, disabled persons, large families,
single-pwent households, and the homeless. It also provides the City's decislon•makers with
Goals, Policies, and Programs Intended to facilitate the development of housing to meet these
needs. The period from 2022.2029 planning Is being addressed In this Update.
In addition, the City is required to evaluate and update its Safety Elements to address impedi-
ments to the development of housing sites within the City.
Recommendation: Staff is recommending that the Planning Commission adopt a resolution rec-
ommending to the City Council approval of amendments to the City's Housing and Safety Ele-
ments of the General Plan.
Public Hearing: The public hearing will be held before the Planning Commission on Tuesday,
January 18, 2022, at 6:00 p.m. via Zoom. The hearing will be conducted in accmdance with the
Clty's emergency protocols for social distancing. Oprions for remote participation will be fisted on
the Posled Agenda for the meeting at:
httpsflwww.cityofpalmdesetl.orglnur-city/committees-and•commissiorulplanning-commissiominf
ormatiomcenter.
Public Review: The Draft Housing Element and Safety Element update are available for public re-
view Monday through Way from 8:00 a.m. to 5:00 p.m, at City Hall. Please submit written com-
nnenls to Ole Development Services Department If arty group challenges the action in court, the
Issues raised may he limited to only those Issues raised at the public hearing described in this no.
tice of in written correspondence al, or prior to the Planning Commission hearing. All comments
and any questions should be directed to:
Eric Ceja, Deputy Director of Development Services/Economic Development
City of Palm Desert ,
73-510 Red Waring Drive
Palm Desert, CA 92260
(760) 346.0611, Extension 384
eceja0cityofpa I mdesert.org
MARTIN ALVAREZ, SECRETARY
JANURY 8, 2022
PALM DESERT PLANNING COMMISSION
Published: 118/2022
CITY OF PALM DESERT
LEGAL NOTICE
CASE NOS. GPA 21-0002
NOTICE OF A PUBLIC HEARING BEFORE THE PALM DESERT PLANNING COMMISSION
TO CONSIDER RECOMMENDING TO THE CITY COUNCIL THE APPROVAL OF GENERAL
PLAN AMENDMENT 21-0002 UPDATING THE CITY'S HOUSING ELEMENT AND SAFETY
ELEMENT OF THE GENERAL PLAN
The City of Palm Desert Cityk in its capacity as the Lead Agency for this project under the
California Environmemal QuaBty Act (CEQA}, has prepared an Initial Study and Negative Dradma
lion for the updates to the Housing and Safety Elements of the General Plan.
Project Location/Description
PRI Oeirdadan: The housing Element is one of the mandated Elements of the General Plan. It
considers the future needs for housing in the. Cry, with a particular fucas on affordable bausing
and housing for special needs households. indsMm99 the elderly, disabled personal large families,
single-panmt households, and homeless. It hoIl aka provides the City's rkdsianmakvs will,
Galls, Policies, and Programs intended to facilitate the development of housing to meet these
needs. The perbsd from 2022-2025 planing is being addressed in 0% Update.
In addition, the City is required to evaluate and update its Safety Elements to address impedi
ments to the developmem of housing sites within the City.
Recommendation: Staff is recommending that the Planning Commission adopt a resolution ree-
gnmending to the CRY Council approval of amendments to the City's Housing and Safety Ele-
ments of the General Plan.
Public Hearing: The public hearing will be held before the Planning Commission on Tuesday,
firmly 18. 2022, at 6 00 p.m. via Zoom. The hearing will be conducted in accordance with the
Clty's emeigenep ptolocok for nodal distancing. Optlons far remote participation will be (bled on
the Pasted Agenda for the meeting at:
hops:/Iw.wwcityalpalmdewrcorg/oupcitylcomminees-and-commissions/planning-mmmissiomini
ormation-center.
Public Review: The Drain Housing Element and Safety Element update are available for public re
view Monday Rural Friday bin 8:00 a.m. to 5:00 p.m. at City Han. Please submit written com.
rivals to the Development Services Depurtmom. If airy group challaaps; the action In comb the
issues canard maybe limited to only tlmse issues raised at the public hearing described In this no
Eric or in written correspondence at, m prior to the Planning Commission hearing. All comments
and any questions should be directed to:
Eric Ceja, Deputy Director of Development ServiceslEconomic Development
City of Palm Deserl
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760)346-0611, Extension 384
ecejaGerryolpalmdesen org
MARTIN ALVAREZ, SECRETARY
IANURY 8, 2022
PALM DESERT PLANNING COMMISSION
Published: 11812022
-1-
CITY OF PALM DESERT
CEQA Environmental Checklist & Environmental Assessment
Project Title: Housing and Safety Element Updates, Case Number GPA 21-0002
Lead agency name and address: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Contact persons and phone number: Eric Ceja, Deputy Director
Community Development Department
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
(760) 346-0611
Project location: City-wide
Project sponsor’s name and address: City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
General Plan Designation:
All
Zoning:
All
Description of project:
Housing Element Update
As a required Element of the General Plan, the Housing Element analyzes the existing housing stock
and existing and future needs for housing based on demographic data, and provides strategies to meet
the housing needs of the City’s residents. The Housing Element focuses on affordable housing and
housing for special needs populations, including seniors, disabled persons (including developmental
disabilities), large families, single parent households, and the homeless. The Goals, Policies, and
Programs identified in this Housing Element will assist the City’s decision makers in facilitating
housing development and preservation to address the need. The City is complying with the mandatory
update schedule for Housing Elements. This Update addresses the 2022-2029 planning period. During
this period, the City has been allocated the following housing units under the Regional Housing Needs
Allocation (RHNA) developed by the Southern California Association of Governments (SCAG):
Table 1
Regional Housing Needs Allocation, 2022 to 2029
Income Category Number of Units
Extremely low income 337
Very low income 338
Low income 460
Moderate income 461
Above moderate income 1,194
Total 2,790
Source: SCAG
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This Housing Element updated statistical figures from the previous planning period (primarily the 2010
Census information to 2018 American Community Survey information), and reassessed housing needs
in the City based on changes in demographics and other conditions. For the land inventory identified
for future housing development, some sites have been added/removed as availabilities and conditions
change. All sites identified in the land inventory in this Update will be developed pursuant to applicable
General Plan guidelines and zoning provisions. There is no significant change in policy other than
updates in compliance with state legislation.
AB 686 was passed by California Legislature in 2018 requiring that all housing elements due on or after
January 1, 2021 must contain an Assessment of Fair Housing (AFH) consistent with the core elements
of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule
(2015). This Update includes an AFH that analyzes patterns of segregation and equal access to
opportunity within the City, consistent with AFFH Final Rule.
Safety Element Update
The Safety Element Update addressed changes in the requirements of law including flood hazard, fire
hazard mapping and emergency preparedness. The Safety Element Update reflects the current fire
hazard mapping by CalFire and current FEMA flood hazard zones. The Update also expanded
discussion on flood hazard, fire hazard and emergency response by referring to the City’s Municipal
Code Title 28 Flood Damage Prevention, the Local Hazard Mitigation Plan adopted by the City in 2017
and Riverside County Multi-Jurisdictional Local Hazard Mitigation Plan approved by FEMA and
adopted in 2018.
It is important to note that neither the Housing Element Update nor the Safety Element Update will
result in any physical development or change in the environment. Both Updates are policy documents
which the City will use in reviewing and implementing development in the future, as projects are
proposed.
Utilities and Service Providers
The following agencies and companies will provide service to the City:
1. Sewer: Coachella Valley Water District (CVWD)
2. Water: Coachella Valley Water District (CVWD)
3. Electricity: Southern California Edison (SCE)
4. Gas: Southern California Gas Company
5. Telephone: Frontier, Charter Spectrum
6. Storm Drain: City of Palm Desert
Environmental Setting and Surrounding Land Uses
Not applicable. The Updates apply to all lands throughout the City.
Other public agencies whose approval is or may be required (e.g., permits, financing approval, or participation
agreement.)
None.
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ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
Aesthetics Agriculture and
Forestry Resources Air Quality
Biological Resources Cultural Resources Energy
Geology /Soils Greenhouse Gas
Emissions Hazards & Hazardous
Materials
Hydrology / Water
Quality Land Use / Planning Mineral Resources
Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities/Service Systems Wildfire Mandatory Findings of
Significance
DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation:
X
I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment
there will not be a significant effect in this case because revisions in the project have been made
by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will
be prepared.
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.
Eric Ceja, Deputy
City of Palm Desert
/o z4z
Date
-4-
-5-
EVALUATION OF ENVIRONMENTAL 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 (mitigation measures from
“Earlier Analyses,” as described in (5) below, may be cross referenced).
5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process,
an effect has been adequately analyzed in an earlier EIR or negative declaration. 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 impacts to less than significance.
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I. AESTHETICS
Except as provided in Public Resources
Code Section 21099, would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a
scenic vista? ✓
b) Substantially damage scenic resources,
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
✓
c) In non-urbanized areas, substantially
degrade the existing visual character or
quality of public views of the site and its
surroundings? (Public views are those that
are experienced from publicly accessible
vantage point). If the project is in an
urbanized area, would the project conflict
with applicable zoning and other regulations
governing scenic quality?
✓
d) Create a new source of substantial light or
glare, which would adversely affect day or
nighttime views in the area?
✓
Setting
The City of Palm Desert is located in the central Coachella Valley, which extends from the San Gorgonio
Pass in the northwest and the Salton Sea in the southeast and is surrounded by the San Bernardino and
Little San Bernardino, San Jacinto, and Santa Rosa Mountain Ranges. The San Bernardino, Santa Rosa,
and San Jacinto Mountain Ranges rise significantly above the valley floor with peak elevations of 11,503,
8,715, and 10,834 feet, respectively. The surrounding mountains are of high aesthetic value across the
valley, including the City of Palm Desert. The City regulates new development to ensure that it does not
conflict with or adversely impact scenic resources. State-designated scenic highways in the City include
State Route 74 and Highway 111, which is a California eligible state scenic highway. The Municipal Code
imposes additional development standards for lands within the Scenic Preservation Overlay District
(Section 25.28.080).
Discussion of Impacts
a-d) No Impact. The Housing and Safety Element Updates are policy documents, and will not impact
aesthetics, scenic vistas or light and glare in the City. As future housing projects are proposed, they
will be reviewed on a case-by-case basis for potential impacts on aesthetics. General Plan policies
and zoning provisions limit building height and prevent construction of bulky buildings that may
block scenic vistas. Conformance to Zoning standards, which limit height and mass of buildings,
will assure that neither scenic vistas nor scenic quality will be significantly impacted by future
development after completion of the Updates.
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A few of the sites in the land inventory are located in the general vicinity of State Route 74 and
Highway 111, which are state-designated or eligible scenic highways. These sites do not host any
scenic resources such as trees, rock outcroppings, or historical buildings, nor are they located
within the Scenic Preservation Overlay District. No impact to these resources will occur.
Future housing projects can generate new sources of light and glare; however, residential lighting
is generally limited and of low intensity. The City regulates lighting levels and does not allow
lighting to spill over onto adjacent property. Municipal Code Chapter 24.16 (Outdoor Lighting
Requirements) provides lighting performance criteria and design guidelines for various light
sources. The City’s plan check process includes detailed review of landscape and lighting plans.
These City standards will assure that development occurring subsequent to the Update will not
significantly add to light and glare in the City. No impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft
Environmental Impact Report, 2016; Palm Desert Municipal Code.
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II. AGRICULTURE RESOURCES
In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California
Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model
to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are
significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire
Protection regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy
Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources
Board.
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the
California Resources Agency, to non-
agricultural use?
✓
b) Conflict with existing zoning for
agricultural use, or a Williamson Act
contract?
✓
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public Resources
Code section 4526), or timberland zoned
Timberland Production (as defined by
Government Code section 51104(g))?
✓
d) Result in the loss of forest land or
conversion of forest land to non-forest use? ✓
e) Involve other changes in the existing
environment which, due to their location or
nature, could result in conversion of
Farmland, to non-agricultural use or
conversion of forest land to non-forest use?
✓
Setting
Agriculture has been a key component in the economy of the Coachella Valley and Riverside County
historically. Today, commercial agricultural operations of scale are concentrated in the eastern valley. The
City of Palm Desert is predominantly built out with existing urban uses, and does not contain agricultural
uses.
Per the Palm Desert General Plan and Zoning Ordinance, the City does not contain any land designated
or zoned for agricultural uses. While not directly related to agriculture and forest uses, the General Plan
includes a potential for golf course reuse that may allow community scale agricultural use. The City’s
General Plan does not include Forestry or Forest Production designations, nor does the City have zones
for these uses. No forestry or forest production lands occur in the desert climate in the valley.
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Discussion of Impacts
a-e) No Impact. According to the Important Farmland Mapping by the Department of Conservation,
all sites identified for future housing in the land inventory are designated as Urban and Built-Up
Land or Other Land, except a small fraction of site E near Interstate 10 designated as Farmland of
Local Importance. However, the site is designated as Planned Residential on the General Plan land
use map, is surrounded by existing commercial and residential development, and has been
designated for urban uses for years. The loss is considered to have already occurred.
There is no land under Williamson Act contract in the City. All sites in the land inventory are
designated as and zoned to allow for residential uses. There will be no conflict with any zoning for
agricultural/timberland uses or a Williamson Act contract. This Update to the Housing and Safety
Elements of the General Plan will not result in any new direct or indirect impact on any agricultural
or forest land, nor would it result in the conversion of such land to non-agricultural or non-forest
uses. No impact will occur.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft
Environmental Impact Report, 2016; Palm Desert Municipal Code; Important Farmland: 1984-2018,
California Department of Conservation.
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III. AIR QUALITY
Where available, the significance criteria
established by the applicable air quality
management district or air pollution
control district may be relied upon to
make the following determinations.
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation
of the applicable air quality plan? ✓
b) Result in a cumulatively considerable net
increase of any criteria pollutant for which
the project region is non-attainment under an
applicable federal or state ambient air quality
standard
✓
c) Expose sensitive receptors to substantial
pollutant concentrations? ✓
d) Result in other emissions (such as those
leading to odors adversely affecting a
substantial number of people?
✓
Setting
The City of Palm Desert and the Coachella Valley are located in the Salton Sea Air Basin (SSAB), which
covers part of Riverside County and all of Imperial County. The SSAB is characterized by the large scale
sinking and warming of air within the semi-permanent subtropical high-pressure center over the Pacific
Ocean. The flat terrain near the Salton Sea creates deep convective thermals during the daytime but equally
strong surface-based temperature inversions at night. Once the air enters the valley, it gets trapped and
influences the local climate.
The SSAB is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). All
development within the SSAB is subject to the 2016 SCAQMD Air Quality Management Plan (AQMP)
and the 2003 Coachella Valley PM10 State Implementation Plan (2003 CV PM10 SIP). SCAQMD operates
and maintains regional air quality monitoring stations at numerous locations throughout its jurisdiction.
The City is located within Source Receptor Area (SRA) 30, which includes monitoring stations in Palm
Springs and Indio, as well as in the unincorporated community of Thermal.
Criteria air pollutants are contaminants for which state and federal air quality standards have been
established. The Salton Sea Air Basin exceeds state and federal standards for fugitive dust (PM10) and
ozone (O3), and is in attainment for PM2.5 except the City of Calexico. Ambient air quality in the SSAB,
including the City of Palm Desert, does not exceed state and federal standards for carbon monoxide,
nitrogen dioxides, sulfur dioxide, lead, sulfates, hydrogen sulfide, or vinyl chloride.
Discussion of Impacts
a-d) No Impact. The Housing and Safety Element Updates are policy documents, which in and of
themselves will have no impact on air quality. As future housing projects are proposed, the City
will undertake CEQA review and consider their potential impacts on air quality during
construction and operation at the individual project level, including criteria pollutant emissions,
-11-
impacts on sensitive receptors, and odors. All sites in the land inventory identified for future
housing will be developed accordingly with their General Plan and zoning designations. Future
development of these sites will be consistent with the 2016 AQMP, which was based, in part, on
the land use plans of the jurisdictions in the region.
All future projects will be subject to SCAQMD rules and regulations and City requirements for
construction related activities to ensure compliance with the 2016 AQMP and 2003 SIP. Typical
measures include, but are not limited to the implementation of fugitive dust control measures
(SCAQMD Rule 403.1, Municipal Code Chapter 24.12) and the use of low VOC content coatings
(SCAQMD Rule 1113).
The City’s General Plan contains several policies under Goal 6. Air Quality that restrict sensitive
uses within 500 feet of localized air pollution sources such as Interstate 10 and certain industrial
facilities. If such separation distance is not possible, the City will require a health impact
assessment (HIA) during project-level CEQA review. Future housing developments proposed
under the Housing Element typically will not emit odors that would adversely affect a substantial
number of people. Mitigation measures will be implemented, where necessary, in accordance with
SCAQMD rules and City requirements to reduce potential impacts to less than significant levels.
Mitigation Measures: None required
Monitoring: None required
Sources: SCAQMD AQMP, 2016; “2003 Coachella Valley PM10 State Implementation Plan,” August 1,
2003.
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IV. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate, sensitive,
or special status species in local or regional
plans, policies, or regulations, or by the
California Department of Fish and Game or
U.S. Fish and Wildlife Service?
✓
b) Have a substantial adverse effect on any
riparian habitat or other sensitive natural
community identified in local or regional
plans, policies, regulations or by the California
Department of Fish and Game or US Fish and
Wildlife Service?
✓
c) Have a substantial adverse effect on
federally protected wetlands (including, but
not limited to, marsh, vernal pool, coastal,
etc.) through direct removal, filling,
hydrological interruption, or other means?
✓
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native
resident or migratory wildlife corridors, or
impede the use of native wildlife nursery
sites?
✓
e) Conflict with any local policies or
ordinances protecting biological resources,
such as a tree preservation policy or
ordinance?
✓
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
✓
Setting
The Coachella Valley is located within the Sonoran Desert subunit of the Colorado Desert. The Sonoran
Desert contains a wide range of biological resources that are highly specialized and endemic to the region.
The central portion of the valley, including the City of Palm Desert, is predominantly composed of sand
dunes and sand fields that are divided into three sub-communities: active sand dunes, active sand fields,
and stabilized and partially stabilized desert sand fields.
Undeveloped portions of the City of Palm Desert host a variety of biological resources. Ten (10) special-
status plant species and fifteen (15) special-status wildlife species are known to occur in the City. Due to
the loss of viable habitat, some of these species have been listed as threatened or endangered by the federal
and state governments.
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The City is within the boundaries of CVMSHCP, a comprehensive Multiple Species Habitat Conservation
Plan/Natural Community Conservation Plan encompassing approximately 1,136,400 acres in the
Coachella Valley. The City of Palm Desert is a Permittee to the CVMSHCP and as such subject to its
provisions. The City is required to enforce the requirements of the Plan and will do so for all future housing
projects.
Discussion of Impacts
a-f) No Impact. The Housing and Safety Element Updates will not generate any construction or
development, nor will they impact biological resources. The sites identified for future housing in
the land inventory are not located within or adjacent to a conservation area under the CVMSHCP.
This Update does not expand new housing sites beyond what is currently allowed under the
General Plan. There are generally no streams, rivers, wetlands or riparian habitat on those sites,
nor on lands designated for housing in general. Because most of the identified sites are infill sites
and occur in an urban setting, they have minimal potential to support wildlife movement or nursery
sites. As future housing projects are proposed, the City will require the preparation of biological
resource studies, where appropriate, and implementation of mitigation measures to protect
biological resources as necessary. New development will be required to pay the Local
Development Mitigation Fee (LDMF) implemented by the City under the CVMSHCP. Payment
of the LDMF is intended to offset potential impacts of cumulative projects on covered biological
species. The City’s General Plan Policy 3.3 under Goal 3. Passive Open Space calls for
preservation of natural land features including important or landmark trees. This will be considered
during individual project review.
Overall, no impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University
Neighborhood Specific Plan Draft Environmental Impact Report, 2016.
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V. CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in
the significance of a historical resource
pursuant to § 15064.5?
✓
b) Cause a substantial adverse change in
the significance of an archaeological
resource pursuant to § 15064.5?
✓
c) Disturb any human remains, including
those interred outside of formal
cemeteries?
✓
Setting
The City of Palm Desert lies in the Coachella Valley, which has been home to the Cahuilla Indians for
centuries. The Cahuilla Indians are a Takic-speaking people that before European settlement consisted
primarily of hunters and gatherers who are generally divided into three groups based on their geographic
setting: the Pass Cahuilla of the San Gorgonio Pass-Palm Springs area; the Mountain Cahuilla of the San
Jacinto and Santa Rosa Mountains and the Cahuilla Valley; and the Desert Cahuilla of the eastern
Coachella Valley.
The Coachella Valley saw the first noted European explorations in the 1820’s. By the 1870’s non-native
settlements began to occur across the Coachella Valley, as new federal laws opened lands for new settlers.
The discovery of underground water sources began to increase farming activities throughout the Valley
in the early 20th century.
The modern community of Palm Desert was established on the north side of Highway 111, near a now
extant water hole. After World War II, the Henderson brothers organized the Palm Desert Corporation to
promote their new desert town. In 1946, they started constructing streets and commercial buildings which
later became known as Palm Desert. The City soon joined the boom of country clubs and golf courses
along with other communities in the Coachella Valley, and was officially incorporated as the 17th City in
Riverside County in 1973.
The City of Palm Desert Cultural Resources Preservation Committee maintains the Palm Desert Register,
a listing of historical landmarks within the City, which includes seven landmarks. Municipal Code Title
29, Cultural Resources, contains provisions to prevent demolition and/or damage to historic resources.
Discussion of Impacts
a-c) No Impact. The Housing and Safety Element Updates are policy documents and will not impact
cultural resources. The Safety Element Update primarily affects fire hazard zones and flood zones,
both of which will be used in considering future housing development proposals, but neither of
which will impact cultural resources.
The sites identified for future housing in the land inventory are vacant and do not contain any
known historical resources. When future housing projects are proposed on previously undeveloped
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lands, the City will require an archaeological study during the CEQA review, as required by the
General Plan. Mitigation measures such as monitoring and recording and preservation of resources
upon discovery will also be required as appropriate. During the Project-level CEQA process, the
City will also conduct tribal consultation on potential cultural resources pursuant to AB 52 and/or
SB 18. The consultation process is detailed in Section XVIII, Tribal Cultural Resources.
There are no known cemeteries or Native American burial sites within the City. However, should
human remains be discovered during construction of future housing projects, proper procedures
are required under California Health and Safety Code Sections 7050.5 and 7052 and California
Public Resources Code Section 5097. The state laws will assure that there will be no impact to
cemeteries or human remains.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University
Neighborhood Specific Plan Draft Environmental Impact Report, 2016.
-16-
VI. ENERGY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with Mitigation
Less Than
Significant
Impact
No
Impact
a) Result in potentially significant
environmental impact due to wasteful,
inefficient, or unnecessary consumption of
energy resources, during project
construction or operation?
✓
b) Conflict with or obstruct a state or local
plan for renewable energy or energy
efficiency?
✓
Setting
Energy sources range from nuclear energy, fossil fuels (e.g. oil, coal and natural gas) to renewable sources
(e.g. wind, solar, geothermal and hydropower). Southern California Edison (SCE) provides electrical
services to the City of Palm Desert. Currently, SCE serves approximately 4.5 million residential service
accounts, 575,000 commercial service accounts and 77,000 other accounts in its 50,000 square-mile
service area.1 Natural gas is provided by the Southern California Gas Company (SoCalGas). Its service
territory encompasses approximately 24,000 square miles in diverse terrain throughout Central and
Southern California, from the City of Visalia to the Mexican border.2 Both SCE and SoCalGas offer
various programs and incentives for all users to reduce energy consumption.
The City of Palm Desert completed its Environmental Sustainability Plan in 2010, which includes
measures on the built environment and energy management that promote energy efficiency and renewable
power generation.
Discussion of Impacts
a, b) No Impact. The adoption of the Housing and Safety Element Updates will not generate
construction or development directly, and will have no impact on energy resources. Mapping and
text updates to the Safety Element relating to fire and flood zones will not impact energy resources.
Future housing projects proposed under the Housing Element will utilize energy resources during
both construction and operational activities.
Construction components including equipment, fuels, materials, and management practices, would
be subject to current SCAQMD rules and regulations such as source-specific standards for engines
and limits on equipment idling durations. Regional, state, and federal laws and regulations are in
place to ensure efficient energy use and will apply to future projects. These include the state Low
Carbon Fuel Standard for construction equipment and heavy-duty vehicle efficiency standards,
and vehicle fuel efficiency standards set by the EPA and CARB.
Future housing developments would result in the consumption of petroleum-based fuels related to
vehicular travel. While future housing projects have the potential to increase the overall City
1 Edison International and Southern California Edison, 2019 Annual Report.
2 SoCalGas, Company Profile, https://www.socalgas.com/about-us/company-profile, Accessed February 2021.
-17-
VMTs, the proposed Update will not interfere with evolving fuel efficiency standards and will not
result in wasteful, inefficient, or unnecessary consumption of transportation energy resources.
Further, housing sites are located in areas where transit, services and job opportunities are nearby,
allowing future residents to limit vehicle trips.
All residential buildings will be constructed in accordance with the Building Code and California
Green Building Standards (California Building Code Title 24) in effect at the time of development,
which will ensure the most efficient construction/building technologies are used and benefit
overall building operations. The 2019 CBC requires all residential buildings to be constructed net-
zero-energy after 2020. Adherence to the applicable laws and standards enforced by government
agencies, SCE and SoCalGas will ensure that future housing development is consistent with
current energy standards and conservation goals laid out in the City’s Environmental Sustainability
Plan (2010). No impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City’s Environmental Sustainability Plan (2010).
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VII. GEOLOGY AND SOILS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Directly or indirectly cause potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer
to Division of Mines and Geology Special
Publication 42.
✓
ii) Strong seismic ground shaking? ✓
iii) Seismic related ground failure, including
liquefaction? ✓
iv) Landslides? ✓
b) Result in substantial soil erosion or the
loss of topsoil? ✓
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in
on-or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
✓
d) Be located on expansive soil, as defined in
Table 18-1-B of the Uniform Building Code
(1994), creating substantial direct or indirect
risks to life or property?
✓
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
where sewers are not available for the
disposal of waste water?
✓
f) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
✓
Setting
The City of Palm Desert is located in the Coachella Valley on the northern end of the Salton Trough, a
tectonic depression formed by regional faulting and extending from the San Gorgonio Pass to the Gulf of
Mexico. The geology and seismicity of the valley are highly influenced by the tectonics of the San Andrea
and San Jacinto fault systems.
-19-
Episodic flooding of major regional drainages, including the Whitewater River, results in the deposition
of sand and gravel on the valley floor. Strong sustained winds emanating from the San Gorgonio Pass
cause wind erosion and transport and deposit dry, finely granulated, sandy soils on the valley floor.
Regional soils range from rocky outcrops within the mountains bordering the valley to coarse gravels of
mountain canyons and recently laid fine- and medium-grained alluvial (stream-deposited) and aeolian
(wind-deposited) sediments on the central valley floor.
Discussion of Impacts
a-f) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on
geology and soils. Future development facilitated by the Housing Element Update will result in
construction of buildings that will be affected by seismic events and soil composition.
According to the City’s General Plan (Figure 8.1), there are no Alquist-Priolo Earthquake Fault
Zones within the City. However, the active faults in the region are capable of generating strong
earthquakes in the City; for example, the closest branch of the San Andreas Fault has a probable
magnitude range of 6.8-8.0 on the Richter scale; the San Jacinto Fault and the Elsinore Fault,
located 10 miles and 30 miles southwest of the City, respectively, have a probable magnitude range
of 6.5-7.5. Future housing projects will be required to comply with the current edition of the
California Building Code (CBC) which includes seismic safety specifications and requirements.
Additionally, Palm Desert Municipal Code Section 25.28.110 sets development standards and
requirements for areas in the Seismic Hazard Overlay District that must be incorporated into
development proposals and requires in-depth geological soils investigations and technical studies.
Sites planned for housing development and those identified in the land inventory are not within
the Seismic Hazard Overlay on the City’s zoning map.
As future housing projects are proposed, they will be required to address geologic and soil hazards
during the CEQA process and incorporate mitigation, as necessary. Lands susceptible to landslide
hazards are not designated for housing development. Liquefaction is generally not an issue in the
City, as the depth to groundwater exceeds 50 feet.
Future housing projects will be required to submit and implement a site-specific dust control
mitigation plan as part of the grading permit process to minimize potential impacts caused by
blowing dust and sand during construction. The City will also enforce NPDES standards, including
a water quality management plan (WQMP) and Best Management Practices (BMPs) to prevent
erosion or siltation on- or off-site.
All sites identified in the land inventory are well-served by the sewer system, and future housing
development will be required to connect to the sewer system. No impact will occur regarding septic
tanks or alternative wastewater disposal systems.
According to the Riverside County General Plan EIR (Figure 4.9.3), most of the City is of low
paleontological sensitivity. Potential impacts to paleontological resources will be addressed at the
individual project level and mitigation is required by the City as appropriate (General Plan Policies
9.6 & 10). No impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert Zoning Map; City of Palm Desert
General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016.
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VIII. GREENHOUSE GAS
EMISSIONS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a
significant impact on the environment?
✓
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
✓
Setting
Certain gases in the earth’s atmosphere, classified as greenhouse gases (GHGs), play a critical role in
determining the earth’s surface temperature. Prominent GHGs contributing to the greenhouse effect are
CO2, methane (CH4), nitrous oxide (N2O), and fluorinated compounds. Sources of GHGs include both
natural and anthropogenic (human-caused) processes. Anthropogenic emissions of these GHGs in excess
of natural ambient concentrations are responsible for intensifying the greenhouse effect and have led to a
trend of unnatural warming of the earth’s climate, known as global climate change or global warming.
State laws, such as Assembly Bill 32 (AB 32) and Senate Bill 32 (SB 32), require all cities to reduce
greenhouse gas emissions to 1990 levels by the year 2020. SB 32 is the extension of AB 32 which requires
the state to reduce greenhouse gas emissions to 40 percent below 1990 levels by 2030.
To protect air quality locally and contribute to the state mandate to reduce air quality emissions, the City
of Palm Desert has adopted an Environmental Sustainability Plan (2010) that is consistent with the goals
of AB 32 and S-3-05, which calls for a statewide GHG emission reduction to 80% below 1990 levels by
2050.
GHG Thresholds
On December 5, 2008, the SCAQMD formally adopted a greenhouse gas significance threshold of 10,000
MTCO2e/yr that only applies to industrial uses’ stationary sources where SCAQMD is the lead agency
(SCAQMD Resolution No. 08-35). This threshold was adopted based upon an October 2008 staff report
and draft interim guidance document that also recommended a threshold for all projects using a tiered
approach. It was recommended by SCAQMD staff that a project’s greenhouse gas emissions would be
considered significant if it could not comply with at least one of the following “tiered” tests:
• Tier 1: Is there an applicable exemption?
• Tier 2: Is the project compliant with a greenhouse gas reduction plan that is, at a minimum,
consistent with the goals of AB 32?
• Tier 3: Is the project below an absolute threshold (10,000 MTCO2e/year for industrial projects;
3,000 MTCO2e/year for residential and commercial projects)?
• Tier 4: Is the project below a (yet to be set) performance threshold?
• Tier 5: Would the project achieve a screening level with off-site mitigation?
Discussion of Impacts
a, b) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on
greenhouse gas emissions as they will not generate construction or development directly.
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Modifications to the Safety Element relating to fire and flooding areas will not impact greenhouse
gas emissions. As individual housing projects are proposed in the future, they will be required to
analyze potential impacts on GHG emissions using the tiered GHG thresholds by SCAQMD
during the CEQA process. Future projects will be required to adhere to City and SCAQMD rules
and regulations related to emission effective at the time development occurs. The 2019 California
Building Code requires all residential buildings to be constructed net-zero-energy (ZNE), which
will greatly reduce the GHG emissions of future housing projects. The Housing Element also
identifies local conservation efforts and opportunities that will help reduce GHG emissions. No
impact is anticipated regarding any conflict with the City’s Sustainability Plan and other applicable
GHG policies and regulations.
Mitigation Measures: None required
Monitoring: None required
Sources: Palm Desert General Plan, 2016; City’s Environmental Sustainability Plan (2010).
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IX. HAZARDS AND HAZARDOUS
MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or
the environment through the routine
transport, use, or disposal of hazardous
materials?
✓
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions
involving the release of hazardous materials
into the environment?
✓
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school?
✓
d) Be located on a site which is included on a
list of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
✓
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
or public use airport, would the project result
in a safety hazard or excessive noise for
people residing or working in the project
area?
✓
f) Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan?
✓
g) Expose people or structures, either directly
or indirectly, to a significant risk of loss,
injury or death involving wildland fires.
✓
Setting
A hazardous material is defined as a substance or combination of substances which may either (1) cause,
or significantly contribute to an increase in mortality or an increase in serious irreversible or incapacitating
reversible illness; or (2) pose a substantial present or potential hazard to human health or the environment
when improperly treated, stored, transported, disposed of, or otherwise managed.
The proper management of hazardous materials is a common concern for all communities, including the
City of Palm Desert. Since the 1970s, governments at the federal, state, and local levels became
increasingly concerned about the effects of hazardous materials on human health and the environment.
Numerous laws and regulations were developed to investigate and mitigate these effects. As a result, the
storage, use, generation, transport, and disposal of hazardous materials are highly regulated by federal,
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state, and local laws and regulations. The Palm Desert General Plan Safety Element addresses hazardous
materials that may occur in the City and their management, as well as emergency access and response.
Discussion of Impacts
a-g) No Impact. The Housing and Safety Element Updates are policy documents and will have no
impact on hazards and hazardous materials. As future housing projects are proposed, they will be
required to consider and address such potential impacts at the project level during CEQA review;
however, residential development typically involves minor use, storage, or transport of hazardous
materials, and projects are not expected to have significant impacts. The Safety Element Update
refers to the updated Local Hazard Mitigation Plan adopted by the City in 2017 and Riverside
County Multi-Jurisdictional Local Hazard Mitigation Plan approved by FEMA and adopted in
2018, which provide current guidance on hazard mitigation and emergency response in and around
the City.
There are many schools located throughout the City, and some are close to the sites identified for
future housing in the land inventory. However, as noted, housing development is unlikely to cause
significant impacts on hazardous materials, and any such impact would be addressed at the
individual project level.
According to the California Department of Toxic Substances Control “EnviroStor” database and
the State Water Resources Control Board GeoTracker database, the sites identified in the land
inventory are not included on a list of hazardous materials sites compiled pursuant to Government
Code Section 65962.5. Future projects are not expected to create a hazard to the public or the
environment. They will also be required to comply with police and fire department regulations
including adequate emergency access and vehicle turn-around space.
Part of the eastern City is located in the Bermuda Dunes Airport Compatibility Zones C and E per
the Riverside County Airport Land Use Compatibility Plan (2004). The sites identified in the
inventory for future housing development are located in the western half of the City and far from
the airport compatibility zones and future noise contours (Exhibits BD-6 and BD-7). The Palm
Springs International Airport is located at least 5.6 miles to the northwest. There are no other
airports or airstrips located within two miles of the City. Therefore, the proposed Update will not
result in a safety hazard or excessive noise for people on the identified housing sites.
Primary emergency evacuation routes in the City include I-10, Highway 111, Monterey Avenue,
Portola Avenue, Cook Street, and Washington Street. Future development on the sites identified
in the inventory will have access to these routes. Future housing projects will be required to comply
with police and fire department regulations to assure adequate emergency access and vehicle turn-
around space. No impact to emergency access or evacuation routes is anticipated.
The Safety Element Update includes the up-to-date fire hazard mapping by the California
Department of Forestry and Fire Protection (CalFire). The sites identified for future housing in the
inventory are not located within or near any state responsibility area or very high fire hazard
severity zone. Future housing projects will be required to adhere to applicable fire codes and would
be subject to Fire Department review and inspection. There will be no impact on exposing people
or structures to a significant risk associated with wildfire hazards.
-24-
Mitigation Measures: None required
Monitoring: None required
Source: City of Palm Desert General Plan, 2016; Riverside County Airport Land Use Compatibility Plan,
December 2004; State Water Resources Control Board, GeoTracker, accessed April 2021; California
Department of Toxic Substances Control “EnviroStor” Database, accessed April 2021; California Fire
Hazard Severity Zone Viewer, https://gis.data.ca.gov/datasets/789d5286736248f69c4515c04f58f414, last
updated January 13, 2020.
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X. HYDROLOGY AND WATER
QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste
discharge requirements or otherwise
substantially degrade surface or ground water
quality?
✓
b) Substantially decrease groundwater supplies
or interfere substantially with groundwater
recharge such that the project may impede
sustainable groundwater management of the
basin?
✓
c) Substantially alter the existing drainage
pattern of the site or area, including through the
alteration of the course of a stream or river or
through the addition of impervious surfaces, in
a manner which would:
(i) result in substantial erosion or siltation on-
or off-site; ✓
(ii) substantially increase the rate or amount of
surface runoff in a manner which would result
in flooding on- or off-site;
✓
(iii) create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff; or
✓
(iv) impede or redirect flood flows? ✓
(d) In flood hazard, tsunami, or seiche zones,
risk release of pollutants due to project
inundation?
✓
(e) Conflict with or obstruct implementation of
a water quality control plan or sustainable
groundwater management plan?
✓
Setting
Domestic Water
The Coachella Valley Water District (CVWD) provides domestic water service to the City of Palm Desert.
The District’s primary water source is groundwater extracted through a system of wells from the
Whitewater River subbasin. In addition to groundwater, CVWD relies on imported water brought to the
region by regional canals. CVWD’s domestic water system includes 97 wells with a total daily pumping
capacity of 244 million gallons. CVWD has a total of 64 reservoirs, with an average storage capacity of
153.2 million gallons. CVWD also owns and operates the water distribution system, which is generally
located under existing streets in the public right‐of-way.
-26-
CVWD is responsible, under the California Water Code, for analyzing its current and future water supply,
and assuring that sufficient supply is available to serve land uses within the District, through the
preparation of an Urban Water Management Plan (UWMP). CVWD is required to periodically update the
Plan.
Wastewater Treatment Provider and Sewer System
CVWD also provides sewer service to the City of Palm Desert. CVWD maintains sewer trunk lines
ranging in size from 4 to 24 inches and five sewer lift stations in City boundaries. Effluent from the City
is conveyed to CVWD’s Cook Street treatment plant (Water Reclamation Plant No. 10), which has a total
capacity of 18 million gallons per day (mgd), including 15 mgd tertiary treatment capacity as of 2019.
CVWD also implements the requirements of the Regional Water Quality Control Board pertaining to
domestic water quality and wastewater discharge.
Flood Control
The City is located on the valley floor where rainfall averages 3 inches annually. Several watersheds drain
the adjoining elevated terrain of the San Jacinto and Santa Rosa Mountains towards the valley floor. There
are five stormwater channels in Palm Desert: the Whitewater River Channel, and its tributaries: Dead
Indian Creek, the Deep Canyon Channel, the Palm Valley System, and the East Magnesia Channel. The
City implements standard requirements for the retention of storm flows and participates in the National
Pollution Discharge Elimination System (NPDES) to protect surface waters from pollution.
Discussion of Impacts
a-e) No Impact. The adoption of the Housing and Safety Element Updates will not impact hydrology
and water quality. As future housing projects are proposed, they will be required to prepare a Water
Quality Management Plan (WQMP) for surface waters in conformance with the NPDES and
implement Best Management Practices (BMPs) to address the management of pollutants of
concern that may be generated onsite, as identified by the WQMP. The City requires that all
projects retain the 100-year storm on site.
CVWD’s most recent Urban Water Management Plan (UWMP) indicates that sufficient water
supplies are available to serve anticipated future growth.3 Housing sites identified in the Update
are consistent with the General Plan, on which, in part, CVWD bases its demand and supply
projections. Future projects will be required to comply with Title 24 provisions on efficient use of
water. Because the sites identified in the land inventory will be developed according to their
General Plan land use designations, CVWD will have adequate water supplies to serve those sites.
The Safety Element updates the FEMA Flood Zones map (Figure 8.4). According to FEMA’s
Flood Insurance Rate Maps, none of the sites identified in the land inventory are located in or
adjacent to a 100-year or 500-year FEMA Flood Zone. The sites are not located in the vicinity of
a water body or a dam, and are not subject to impacts of seiches or dam failure. The City is located
inland and would not be subject to tsunami. While the General Plan identified potential inundation
risk from the Wide Canyon Flood Control Dam located in the Fun Valley, it is managed by the
Riverside County Flood Control and Water Conservation District under state laws to ensure dam
safety. General Plan Policy 3.5 calls for disseminating information on dam inundation areas and
3 “2015 Urban Water Management Plan, Final Report,” CVWD, July 1, 2016.
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potential risks including dam failure, and no specific risk is identified for the future housing sites.
Compliance with standard requirements will minimize any potential impacts regarding hydrology
and water quality.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University
Neighborhood Specific Plan Draft Environmental Impact Report, 2016; 2015 Urban Water Management
Plan (Final Report), CVWD, July 1, 2016.
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XI. LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Less Than
Significant w/
Mitigation
Less Than
Significant
Impact
No
Impact
a) Physically divide an established
community? ✓
b) Cause a significant environmental impact
due to a conflict with any land use plan,
policy, or regulation adopted for the purpose
of avoiding or mitigating an environmental
effect?
✓
Setting
The City of Palm Desert seeks to maintain a desirable living environment and robust economy through
careful planning of a diversity of land uses framed by preserved hillsides and desert open space. Except
the larger vacant parcels in the northern City, infill development will be prioritized to balance growth and
protection of the valued natural environment.
Discussion of Impacts
a-b) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on land
use and planning. The sites identified for future housing in the land inventory are designated for
residential uses in the General Plan and Zoning Code, and will be developed under the applicable
provisions. The identified sites are currently vacant, either surrounded by independently operated
uses or individual parcels in a larger residential neighborhood. Future housing projects will not
divide an established community, nor conflict with any plans, policy, or regulation on land use and
planning.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; Palm Desert Municipal Code.
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XII. MINERAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Result in the loss of availability of a
known mineral resource that would be of
value to the region and the residents of the
state?
✓
b) Result in the loss of availability of a
locally important mineral resource recovery
site delineated on a local general plan,
specific plan or other land use plan?
✓
Setting
The State of California has recognized the importance of mineral resources for construction materials and
other economic purposes. The California Surface Mining and Reclamation Act of 1975 (SMARA)
addresses the loss of regionally significant mineral deposits to urban development. The Act requires the
Department of Conservation to create Production-Consumption Regions, which are areas where
significant mineral resources of statewide importance and regional significance are produced and
consumed, and a classification system that identifies lands where significant mineral resource deposits are
located.
The Palm Springs Production-Consumption Region covers approximately 631 square miles of the
Coachella Valley from near Cabazon to Thermal, including the entire City of Palm Desert. Lands within
the Production-Consumption Region are classified according to the presence of valuable mineral
resources. The City is located within Mineral Resource Zone 3 (MRZ-3), defined as “areas containing
known or inferred mineral occurrences of undetermined mineral resource significance.”
Discussion of Impacts
a, b) No Impact. The adoption and implementation of the Housing and Safety Element Updates will
have no impact on mineral resources. According to the General Plan EIR, no known mineral
sources exist in the City, and the significance of any mineral resource in MRZ-3 is considered
speculative because no mining has historically occurred in the area. There are no active mining
sites in the City. The sites identified in the land inventory are not designated, used, or planned for
mineral resource extraction or development.
Mitigation Measures: None required
Monitoring: None required
Sources: Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University
Neighborhood Specific Plan Draft Environmental Impact Report, 2016; Update of Mineral Land
Classification Map for Portland Cement Concrete-Grade Aggregate in the Palm Springs Production-
Consumption Region, Riverside County, California (Special Report 198), California Geological Survey,
2007.
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XIII. NOISE
Would the project result in:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Generation of substantial temporary or
permanent increase in ambient noise levels
in the vicinity of the project in excess of
standards established in the local general
plan or noise ordinance, or applicable
standards of other agencies?
✓
b) Generation of excessive groundborne
vibration or groundborne noise levels? ✓
c) For a project located within the vicinity of
a primate airstrip or an airport land use plan
or, where such a plan has not been adopted,
within two miles of a public airport or public
use airport, would the project expose people
residing or working in the project area to
excessive noise levels?
✓
Setting
In the City of Palm Desert, the predominant noise source is traffic (motor vehicles), followed by other
noise generators such as construction activities, commercial activities and landscape equipment. Noise-
sensitive receptors in the City include housing, schools, libraries, and senior care facilities. Effective
methods to reduce the impacts of noise on sensitive land uses include vehicle trip reduction, noise barriers,
and setbacks.
City’s Noise Standards
Table 7.1 Noise Compatibility Matrix of the General Plan defines the level of acceptable noise for different
land uses in the City. Normally acceptable noise levels range from 50 to 65 dBA CNEL for multifamily
residential development and 50 to 60 dBA CNEL for single-family residential development. These
allowable noise levels do not include construction-related noise levels, as construction activities generate
temporary noise. General Plan standards are supplemented by Municipal Code 9.24.030, Sound Level
Limits, which regulate noise in different zones throughout the City.
Discussion of Impacts
a-c) No Impact. The adoption of the Housing and Safety Element Updates will have no impact on
noise. As future housing projects are proposed, they will be required to assess noise impacts during
the building permit and CEQA processes. The City may require site-specific noise studies to assess
roadway and railroad noise impacts, where appropriate.
The development of future housing projects will result in temporary construction noise.
Construction noise is exempt from the noise standards set forth in Section 9.24.030 of the
Municipal Code; however, it is restricted to generally less sensitive daytime hours on Monday
through Saturday (excluding holidays, see Municipal Code Section 9.24.070). At buildout, the
housing developments will be required to comply with the operational noise levels established in
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the Municipal Code related to residential property, which is 45 dBA between 10pm to 7am and 55
dBA from 7am to 10pm. Residential development is not a noise generator, and future housing
projects are not expected to exceed City standards. Traffic noise generated on adjacent streets will
be analyzed when projects are proposed, but generally can be mitigated if elevated through walls
and setbacks on future projects. The potential noise impacts on sensitive receptors will be
addressed in site-specific noise studies and project-level CEQA review.
As noted in Section IX above, none of the sites identified in the land inventory are located within
or near the noise contours of the Bermuda Dunes Airport. There are no other airports or airstrips
within two miles of the City. No impact would occur.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; Palm Desert Municipal Code; City of Palm Desert
General Plan Update & University Neighborhood Specific Plan Draft Environmental Impact Report, 2016.
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XIV. POPULATION AND HOUSING
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Induce substantial unplanned population
growth in an area, either directly (for
example, by proposing new homes and
businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
✓
b) Displace substantial numbers of existing
people or housing, necessitating the
construction of replacement housing
elsewhere?
✓
Setting
The City of Palm Desert has a current population of approximately 53,892 persons (2021), which is
expected to grow to 64,100 in 2045. The City’s housing stock is a mix of single-family, multi-family, and
mobile home development, and the majority (68.4%) of housing units are single-family homes.
Discussion of Impacts
a, b) No Impact. The adoption of the Housing and Safety Elements Update will not impact population
or housing, as it does not generate any development. The Element includes goals, policies, and
programs to facilitate housing development in the City to meet the need of its residents. The
Housing Element does not create any immediate need of housing. As future housing projects are
proposed, the programs identified in the Housing Element may apply and be implemented as
appropriate. The Housing Element will not induce any growth beyond what is envisioned in the
General Plan, and the City’s RHN allocation does not generate population in excess of existing
forecasts. The sites identified in the land inventory are well served by utilities and the City’s
roadway network. No utility or roadway extension are expected other than onsite connections.
Because the identified sites for housing are vacant, future development will not displace people or
housing. Overall, no impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: E-5 City/County Population and Housing Estimates, California Department of Finance, January
1, 2021; 2020-2045 RTP/SCS, Demographics and Growth Forecast Technical Report, Southern California
Association of Governments, adopted September 3, 2020.
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XV. PUBLIC SERVICES
Would the project result in:
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
performance objectives for any of the
public services:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
Fire protection? ✓
Police protection? ✓
Schools? ✓
Parks? ✓
Other public facilities? ✓
Setting
Fire Protection
The City of Palm Desert contracts with the State of California (CalFire) and Riverside County Fire
Department to receive fire protection services. Palm Desert has a total Fire Department staffing of 44
positions at the three fire stations (No.33, No.67, and No.71) within the City limits. The City also receives
backup fire support from Station No. 55 in Indian Wells, and Stations No. 50 and No. 69 in Rancho Mirage,
based on a regional cooperative agreement.
Police Protection
The City of Palm Desert contracts with the Riverside County Sheriff’s Department for police protection
services. Staffing consists of 80 sworn officers, 36 of which are dedicated to the patrol division, with the
remaining dedicated to special assignments such as the Traffic Division, Special Enforcement Team, the
Motorcycle Enforcement Unit, K-9 Officer, Business District Team, School Resource Officers, the
Coachella Valley Violent Crime Gang Task Force and Narcotics Enforcement. The City of Palm Desert
currently provides about 1.56 sworn officers for every 1,000 residents. In 2013, the response time to the
highest priority calls was within 5.58 minutes.
Schools
The City of Palm Desert is located within the jurisdictions of two school districts: Desert Sands Unified
School District (DSUSD) and Palm Springs Unified School District (PSUSD).
Parks
The City of Palm Desert currently operates and maintains 203.9 acres of park land in twelve parks.
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Discussion of Impacts
No Impact. The Housing and Safety Element Updates are policy documents, and will have no impact on
public services. As future housing projects are proposed, they will be required to assess potential impacts
on public services during CEQA review. The sites identified for future housing in the land inventory are
generally located in developed areas of the City, and thus less likely to result in significant impacts on
public services.
The Safety Element Update includes current mapping by the California Department of Forestry and Fire
Protection (CalFire), which shows lands designated for housing are located out of any State Responsible
Areas or Very High Fire Hazard Severity Zones (VHFHSZ).
Future housing development will be subject to all Municipal Code and RCFD Fire Protection Standards
as well as Police Department regulations and procedures to assure adequate fire and general safety and
emergency response. In addition, future projects will be required to pay City development impact fees to
contribute its fair share of future facilities and apparatus.
PSUSD and DSUSD implement mandated developer fees on new residential development per state law
to mitigate potential impacts to school resources.
Future housing projects will be required to provide on-site parks or pay in lieu fees to accommodate the
increased demand created by new residents. These fees are designed to offset the population growth
generated by new housing, and will be used by the City to purchase and improve park sites, consistent
with General Plan standards.
Overall, no impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert website, accessed April 2021; City
of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental
Impact Report, 2016.
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XVI. RECREATION
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Would the project increase the use of
existing neighborhood and regional parks or
other recreational facilities such that
substantial physical deterioration of the
facility would occur or be accelerated?
✓
b) Does the project include recreational
facilities or require the construction or
expansion of recreational facilities which
might have an adverse physical effect on the
environment?
✓
Setting
The City of Palm Desert currently maintains and operates over 200 acres of park land in twelve public
parks, two community centers, an Aquatic Center, and over 25 miles of multi-purpose trails. The City
partners with the Desert Recreation District to provide recreational programs and activities for all ages
year-round. Other recreational facilities in Palm Desert include three municipally owned golf courses and
the Family YMCA located in Civic Center Park. City residents also enjoy access to numerous private golf
courses, large open space reserves, the nearby Santa Rosa and San Jacinto Mountains National Park and
other local and regional recreational resources.
Discussion of Impacts
a, b) No Impact. The Housing and Safety Element Updates will not impact recreation. The General
Plan Environmental Resources and Land Use & Community Character Elements contain
provisions to preserve and enhance open space and recreational amenities in the City, and also
encourage open space and park facilities within each neighborhood concurrent with, or prior to
its development. As future housing projects are proposed, they will be required to assess
potential impacts on recreational resources at the individual project level, and include
recreational facilities on-site. No impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert website, accessed April 2021; City
of Palm Desert General Plan Update & University Neighborhood Specific Plan Draft Environmental
Impact Report, 2016.
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XVII. TRANSPORTATION
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Conflict with a program plan, ordinance or
policy addressing the circulation system,
including transit, roadway, bicycle and
pedestrian facilities?
✓
b) Would the project conflict or be
inconsistent with CEQA Guidelines section
15064.3, subdivision (b)?
✓
c) Substantially increase hazards due to a
geometric design feature (e.g., sharp curves
or dangerous intersections) or incompatible
uses (e.g., farm equipment)?
✓
d) Result in inadequate emergency access? ✓
Setting
Roadways in the City of Palm Desert are classified into various roadway types based on number of lanes
and other facilities, including bicycle lanes, sidewalks and parkways. The City sets an acceptable Level
of Service (LOS) for both roadway segments and intersection operations at LOS C or better; when physical
constraints, land use compatibility or other urban design considerations make achieving LOS C
impractical, LOS D shall be acceptable.
Changes to California Environmental Quality Act (CEQA) Guidelines were adopted in December 2018,
which require all lead agencies to adopt VMT as a replacement for automobile delay-based level of service
(LOS) as the new measure for identifying transportation impacts for land use projects. This statewide
mandate went into effect July 1, 2020. To aid in this transition, the Governor’s Office of Planning and
Research (OPR) released a Technical Advisory on Evaluating Transportation Impacts in CEQA
(December 2018). The City of Palm Desert has not adopted its own VMT guidelines. The County of
Riverside adopted its Transportation Analysis Guidelines for Level of Service & Vehicle Miles Traveled
in December 2020, which may be used upon approval of the City traffic engineer.
Discussion of Impacts
a-d) No Impact. The proposed Housing and Safety Element Updates will not generate construction or
development, and will have no impact on transportation. As future housing projects are proposed,
the City will require project-specific traffic impact analyses and VMT analyses, where appropriate.
The projects will also be subject to City standards on roadway improvements, parking and
emergency access, and will be required to pay their fair share toward offsite improvements. These
requirements will be mandated through conditions of approval by the City.
Prior to construction, site plans of future projects will be reviewed by both the Fire Department
and Police Department plan to ensure safety measures are incorporated, including emergency
access and geometric design.
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The sites identified for future housing in the land inventory are generally located on the City’s
developed roadway network, and are not expected to interfere with the network. Most of the
identified sites are close to transit routes, bicycle routes and pedestrian facilities, and future
residents will be able to utilize multi-modal transportation. SunLine Transit Agency reviews and
updates the transit service periodically to address ridership, budget and community demand needs.
The City’s General Plan Goal 5 and Policies 5.1 through 5.6 also promote and encourage public
and private transit service and the connections to bicycle and pedestrian networks. No impact
would occur on the circulation system.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University
Neighborhood Specific Plan Draft Environmental Impact Report, August 2016.
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XVIII. TRIBAL CULTURAL
RESOURCES
a) Would the project cause a substantial
adverse change in the significance of a
tribal cultural resource, defined in Public
Resources Code section 21074 as either a
site, feature, place, cultural landscape
that is geographically defined in terms of
the size and scope of the landscape,
sacred place, or object with cultural
value to a California Native American
tribe, and that is:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
i) Listed or eligible for listing in the
California Register of Historical Resources,
or in a local register of historical resources as
defined in Public Resources Code section
5020.1(k), or
✓
ii) A resource determined by the lead
agency, in its discretion and supported by
substantial evidence, to be significant
pursuant to criteria set forth in subdivision
(c) of Public Resources Code Section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code
Section 5024.1, the lead agency shall
consider the significance of the resource to a
California Native American tribe.
✓
Setting
As discussed in the Section V, Cultural Resources, Cahuilla Indians are known to have lived in the
Coachella Valley for thousands of years. They were Takic-speaking and lived in various groups in the
area. Today, Native Americans of Pass or Desert Cahuilla heritage are mostly affiliated with one or more
of the Indian reservations in and near the Coachella Valley, including the Cabazon, Augustine, Torres
Martinez, Twenty-nine Palms, Agua Caliente, and Morongo.
Numerous cultural resources are found throughout the valley which are considered non-renewable
resources because they provide important information about the past.
Discussion of Impacts
a) i, ii) No Impact. The Housing and Safety Element Updates will have no impact on tribal cultural
resources. The Update will not generate construction or development, nor does it expand sites for
future housing development beyond what is allowed under the General Plan.
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According to the General Plan EIR, a total of 36 cultural resources containing prehistoric
components have been recorded in the City of Palm Desert. The sites identified in the land
inventory are not known to contain any tribal cultural resources.
The City conducted AB 52 and SB 18 consultation for the proposed Update and sent out written
letters to 16 tribes in July of 2021. The Agua Caliente Band of Cahuilla Indians responded, and
indicated that they did not have concerns about the Update, and concluded consultation. No other
consultation requests were received. As future housing projects are proposed, the City will
undertake Tribal Consultation in conformance with AB 52 and/or SB 18 requirements, and
incorporate requests and input from consultation in conditions of approval and/or as mitigation
measures in the environmental review process. The City also requires an archaeological resources
assessment for new development that involves ground disturbing activities and proper mitigation
measures where necessary. These requirements assure that there will be no impact from the
eventual development of housing sites in the City.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; City of Palm Desert General Plan Update & University
Neighborhood Specific Plan Draft Environmental Impact Report, 2016.
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XIX. UTILITIES AND SERVICE
SYSTEMS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Require or result in the relocation or
construction of new or expanded water,
wastewater treatment or storm water
drainage, electric power, natural gas, or
telecommunications facilities, the
construction or relocation of which could
cause significant environmental effects?
✓
b) Have sufficient water supplies available to
serve the project and reasonably foreseeable
future development during normal, dry and
multiple dry years?
✓
c) Result in a determination by the
wastewater treatment provider which 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?
✓
d) Generate solid waste in excess of State or
local standards, or in excess of the capacity
of local infrastructure, or otherwise impair
the attainment of solid waste reduction
goals?
✓
e) Comply with federal, state, and local
management and reduction statutes and
regulations related to solid waste?
✓
Setting
Domestic Water
The Coachella Valley Water District (CVWD) provides domestic water service to the City. The District’s
primary water source is groundwater extracted through a system of wells from the Whitewater River
subbasin, supplemented by imported water via regional canals. CVWD’s domestic water system includes
97 wells with a total daily pumping capacity of 244 million gallons. CVWD has a total of 64 reservoirs,
with an average storage capacity of 153.2 million gallons. CVWD also owns and operates the water
distribution system, which is generally located under existing streets in the public right‐of-way.
CVWD is responsible, under the California Water Code, for analyzing its current and future water supply,
and assuring that sufficient supply is available to serve land uses within the District, through the
preparation of an Urban Water Management Plan (UWMP). CVWD is required to periodically update the
Plan.
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Wastewater Treatment Provider and Sewer System
The Coachella Valley Water District (CVWD) also provides sewer service to the City. CVWD maintains
sewer trunk lines ranging in size from 4 to 24 inches and five sewer lift stations in City boundaries.
Effluent from the City is conveyed to CVWD’s Cook Street treatment plant (Water Reclamation Plant No.
10), which has a total capacity of 18 million gallons per day (mgd), including 15 mgd tertiary treatment
capacity as of 2019. CVWD also implements the requirements of the Regional Water Quality Control
Board pertaining to domestic water quality and wastewater discharge.
Stormwater Management
Several watersheds drain the adjoining elevated terrain of the San Jacinto and Santa Rosa Mountains
towards the valley floor. There are five stormwater channels in Palm Desert: Whitewater River
Stormwater Channel, and its tributaries: Dead Indian Creek, the Deep Canyon Channel, the Palm Valley
System, and the East Magnesia Channel. The City implements local stormwater management.
Electric Power and Natural Gas
Southern California Edison (SCE) provides electrical services to the City of Palm Desert. Many
neighborhoods in the City were developed prior to the placement of underground electric facilities, and
thus have overhead power lines. Natural gas is provided by the Southern California Gas Company
(SoCalGas).
Solid Waste
Burrtec Waste and Recycling Services, LLC (Burrtec) provides solid waste disposal to the City through a
franchise agreement. Non-hazardous household, commercial and most nonhazardous industrial solid
waste collected is taken to the Edom Hill Transfer Station in Cathedral City, which is permitted to receive
3,500 tons of waste per day. From there solid waste is transported to the Lamb Canyon regional landfill,
which is owned by the County of Riverside and had a remaining capacity of 19,242,950 cubic yards as of
2015.
Discussion of Impacts
a-e) No Impact. The Housing and Safety Element Updates will have no impact on utilities and service
systems. As future housing projects are proposed, they will be required to assess potential impacts
on utilities at the individual project level during CEQA review.
CVWD undertakes long term planning for domestic water and wastewater treatment services
within its service area. The sites identified for future housing in the land inventory will be
developed according to their General Plan land use designations, and thus consistent with the plans
of CVWD. As discussed in Section X, future projects are required by the City to provide adequate
onsite drainage facilities to accommodate a 100-year controlling storm event and implement best
management practices (BMPs) to minimize impacts on the public drainage system.
The sites identified for housing in the land inventory are well served by utility services. Future
housing development is expected to provide local connections to nearby existing SCE, SoCalGas,
and Frontier Communications and/or Spectrum infrastructure. These service providers plan their
infrastructure and services based on projected local development and growth.
Local and regional solid waste facilities have sufficient capacities to serve the City and planned
housing development. All future projects will be required to analyze their demand for utilities at
the individual project level. Overall, no impact is anticipated.
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Mitigation Measures: None required
Monitoring: None required
Sources: Sanitary Sewer Management Plan, CVWD, December 1, 2019; 2015 Urban Water Management
Plan (Final Report), CVWD, July 1, 2016; Solid Waste Information System, www2.calrecyle.ca.gov,
CalRecycle, accessed April 2021.
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XX. WILDFIRE – If located in or near
state responsibility areas or lands
classified as very high fire hazard
severity zones, would the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Substantially impair an adopted
emergency response plan or emergency
evacuation plan?
✓
b) Due to slope, prevailing winds, and other
factors, exacerbate wildfire risks, and
thereby expose project occupants to,
pollutant concentrations from a wildfire or
the uncontrolled spread of a wildfire?
✓
c) Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power
lines or other utilities) that may exacerbate
fire risk or that may result in temporary or
ongoing impacts to the environment?
✓
d) Expose people or structures to significant
risks, including downslope or downstream
flooding or landslides, as a result of runoff,
post-fire slope instability, or drainage
changes?
✓
Setting
Wildfire is a nonstructural fire that occurs in vegetative fuels, excluding prescribed fire. Wildfires can
occur in undeveloped areas and spread to urban areas where landscape and structures are not designed and
maintained to be ignition resistant. A wildland-urban interface (WUI) is an area where urban development
is located in proximity to open space or “wildland” areas. The potential for wildland fires represents a
hazard where development is adjacent to open space or within close proximity to wildland fuels or
designated fire severity zones.
The California Department of Forestry and Fire Protection (CalFire) has mapped areas of significant fire
hazards in the state through its Fire and Resources Assessment Program (FRAP). These maps place areas
of the state into different fire hazard severity zones (FHSZ) based on a hazard scoring system using
subjective criteria for fuels, fire history, terrain influences, housing density, and occurrence of severe fire
weather where urban conflagration could result in catastrophic losses.
The City of Palm Desert is exposed to fire-related hazards from two potential sources: wildfires and fires
that occur in urban settings. Wildfire hazards are highest in areas of the community near the WUI.
Southern portions of the City are susceptible to the risk of wildland fires. There are very high fire hazard
severity zones (VHFHSZ) in both local and state responsibility areas in the southern Sphere of Influence
(SOI). In the southeastern corner of the City, the state responsibility area encroaches into the City limits
and includes very high and high fire hazard severity zones. The VHFHSZ overlaps with some residences
on Canyon View Drive and Desert Vista Drive. The high fire hazard severity zone covers undeveloped
desert land and an aboveground water tank.
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Discussion of Impacts
a-d) No Impact. The adoption of the Housing Element Update will have no impact on wildfire. As
required by state law, the Safety Element in the General Plan is also being updated, including the
most recent fire hazard mapping by CalFire. This update will allow the City to accurately gage fire
risk when development is proposed in the future.
The sites identified for future housing in the land inventory are not located within or near any state
responsibility area or very high fire hazard severity zone. These sites are in the urban area of the
City and within the established roadway network. Future development on these sites will have
access to primary emergency evacuation routes in the City, including I-10, Highway 111,
Monterey Avenue, Portola Avenue, Cook Street, and Washington Street. Future housing projects
will be reviewed for compliance with the Fire Department design guidelines. Potential wildfire-
related risks due to project location and topography will be evaluated during CEQA review and in
site-specific geotechnical studies, as discussed in Section VII. Overall, no impact is anticipated.
Mitigation Measures: None required
Monitoring: None required
Sources: City of Palm Desert General Plan, 2016; Project materials; Google Earth Pro 7.3.3.7786;
California Fire Hazard Severity Zone Viewer, https://gis.data.ca.gov/datasets/789d5286736248f69c4515
c04f58f414, last updated January 13, 2020.
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XXI. MANDATORY FINDINGS OF
SIGNIFICANCE
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No
Impact
a) Does the project have the potential to
substantially 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, substantially
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 impacts that are
individually limited, but cumulatively
considerable? (“Cumulatively considerable”
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects, and the
effects of probable future projects)?
✓
c) Does the project have environmental
effects, which will cause substantial adverse
effects on human beings, either directly or
indirectly?
✓
a-c) No Impact. The Housing and Safety Element Updates will not impact the environment. As noted,
the sites identified for future housing are not located within or adjacent to a conservation area
designated by the CVMSHCP. The Element will not impact biological or cultural resources, nor
human beings.
The Safety Element is updated along with the Housing Element as required by state law, and both
Elements are consistent with each other and the balance of the General Plan. The sites in the land
inventory will be developed according to their General Plan land use and zoning designations.
Such housing development will not impact long term environmental goals, as it is planned and
covered in the General Plan and its Environmental Impact Report. Cumulative impacts of future
housing development were addressed in the General Plan and its EIR, and will also be analyzed
during the project-level CEQA review as individual projects are proposed.