HomeMy WebLinkAboutPD HE Excerpt 11822LAND 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 ent itled, 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 hi gher 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 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
City of Palm Desert Housing Element Excerpt 1.18.22
compliance with Zoning requirements, and surface parking. As this zone allows building coverag e
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 Ci ty 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 den sities 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 P acific 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 c onstrained
from development, as 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.
City of Palm Desert Housing Element Excerpt 1.18.22
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
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
City of Palm Desert Housing Element Excerpt 1.18.22
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
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/Institut
ional 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
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
City of Palm Desert Housing Element Excerpt 1.18.22
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.
•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.
City of Palm Desert Housing Element Excerpt 1.18.22
•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.
•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 adj acent 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.
City of Palm Desert Housing Element Excerpt 1.18.22
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.
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.
City of Palm Desert Housing Element Excerpt 1.18.22