HomeMy WebLinkAbout2006-07-26 STAFF REPORTS SS2 �°�pAtM SA4
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c'`,F°R,A%P CITY COUNCIL STAFF REPORT
DATE: July 26, 2006 STUDY SESSION
SUBJECT: GENERAL PLAN UPDATE PRELMINARY REVIEW OF THE DRAFT
HOUSING ELEMENT AND REVIEW OF DRAFT FINDINGS ON THE
CIRCULATION ELEMENT FUTURE TRAFFIC CONDITIONS MODEL
FROM: David H. Ready, City Manager
BY: Department of Planning Services
SUMMARY
The City Council will consider introduction of material that is part of the General Plan
Update, specifically the draft Housing Element and preliminary traffic study outcomes
resulting from the proposed Land Use Map. The Council will be provided with mitigation
options to consider for resolving capacity problems created by the proposed Land Use
Map. Council will have an opportunity in a future study session in September 2006 to
discuss both matters further and provide staff with direction to proceed.
RECOMMENDATION:
To receive and file the material presented for consideration and discussion in a
future study session in September 2006.
STAFF ANALYSIS.
Part 1 - The Draft Housing Element.
Cities are required to update their Housing Element every five years.
Although Palm Springs has submitted updates to its Housing Element in the past, it may
be as many as 20 years since the City has had an approved or certified Housing
Element. Certification means the Housing Element is in conformance with state law.
Having a certified Housing Element provides the City access to competitive grants that
require a certified Housing Element as a condition of participation. It is staff's goal that
this Housing Element Update will be certified
ITEM NO. -SS
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t City Council Staff Report
' July 26, 2006 -- Page 2
General Plan Update—Housing Element and Traffic Model report
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Highlights of the current draft Housing Element include
' 1. Identification of many programs and policies offered by the City that
encourage housing preservation and development for all segments of the
population.
2. Acknowledgement of the City's redevelopment plans, fair housing studies,
revitalization programs for community service and housing rehabilitation
assistance and other creative policies that ensure an inclusive housing
market.
3. A strong focus on preserving existing stable neighborhoods
4. Establishment of high quality development standards for all market segments
are established via Community Design Guidelines
5. Recognition of the City's housing assistance initiatives for special needs
populations, including protecting an adequate stock of rental units, home
ownership assistance programs, and focus specifically on addressing special
needs of seniors, persons living with HIV / AIDS, disabilities, and homeless
emergency shelters
6. Promotion of resource conservation including water conservation, building
design that is sensitive to site conditions and orientation, and energy efficient
design,.
The Housing Element does not require any land use changes that are not already
anticipated via the land use plan presented to Council an April 12, 2006,
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The draft Housing Element is currently being evaluated by the State Department of
Housing and Community Development and we will know shortly whether it will be
certified.
Part 2 - Preliminary Findings on the Future Traffic Conditions Model based on the
Proposed Land Use Map.
The General Plan Update Traffic Consultant has run the computer model of the future
traffic conditions that would result from the proposed Land Use Map presented to City
Council on April 12, 2006 The proposed land use map results in major increases in
traffic along many of the City's northerly thoroughfares, including Highway 111, Indian
Canyon Drive, and Gene Autry Trail
City Council Staff Report
July 26, 2006 -- Page 3
General Plan Update—Housing Element and Traffic Model report
One of the critical measurements of traffic conditions is Level of Service or "LOS" and is
graded A through F. Cities are allowed to set their own Level of Service standards,
however nearly all cities establish the lowest threshold LOS at level D, and set
conditions of approval for developers to address mitigation measures on developments
that drive LOS levels below that minimum standard. For roadway segments within its
jurisdictional limits that are defined as integral parts of the CMP network, cities are
required to by State Law that none of these designated roadway segments shall have
anything lower than LOS F 1.
Given the proposed land use map, the level of service on Highway 111, Indian Canyon
Drive, and Gene Autry Trail are all at LOS F. Options for mitigating this are,
1) Increase the capacity of each of these roadways by increasing to 3 to 4
lanes in both directions, or
2) reduce the intensity of land use In the northern part of the City by
designating more areas as low intensity use (such as open space).
Currently bridge and roadway improvements are in progress for Indian Canyon Drive
and Gene Autry Trail, which will provide two lanes in both directions with dedicated turn
and through lanes. These Improvements alone will not mitigate the problem. Staff
believes widening these thoroughfares to 3 to 4 lanes in both directions will create
roadway widths and aesthetics that will be objectionable to many and will be
incompatible with the general nature, scale and character of Palm Springs.
Staff believes an alternative solution would be to reduce the overall area of high
intensity land use (such as the Regional Business Center) such that It is found only in
specific areas adjacent to each of the freeway interchanges, rather than the entire
territory of land along the freeway as is presently proposed on the land use map. In
doing so, staff recognizes the time horizon of most General Plans are fifteen to twenty
years, and full build-out of the presently proposed 5,560 acres during the lifetime of the
present General Plan is unlikely Thus, this approach would still accommodate
significantly large areas of high intensity land use along the 1-10 corridor, while avoiding
the circulation build-out expectation that designating the entire 5,560 acres in this
General Plan would require
If the Council Is interested in this approach, the traffic model could be re-run using a
smaller area of Regional Business Center land use that would yield acceptable LOS
within the parameters of the currently anticipated improvements of 2 lanes in both
direction at the interchanges of the 1-10 and Indian Canyon and Gene Autry Trail.
Finally, a surprising outcome of the future traffic model was the Identification of LOS F
at several thoroughfares in the southeast area of the city, including Ramon Road, Gene
' State Law requires municipalities to conform with the regional Congestion Management Program
(CMP). Riverside County Transportation Cornrnission is the managing agency of the Cl for Palm
Springs and surrounding area
City Council Staff Report
July 26, 2006 -- Page 4
General Plan Update — Housing Element and Traffic Model report
Autry Trial, Mesquite / Dinah Shore Drive, East Palm Canyon Drive, Crossley Road and
others. Staff believes these roadway failures may not be caused by more intensified
land use in the proposed land use map, but rather may be conditions revealed for the
first time given advancements in traffic modeling technology between the early 1990's
when the present General Plan was completed and today Mitigation measures may be
simpler in these areas by providing widened roadway segments at intersections while
maintaining current roadway widths in general. In the case of these roadways, it may
be possible to mitigate the failures by specifying intersection improvements through the
addition of capacity such as dedicated left turn, right turn or through lanes. Since
roadway segment functional capacity is based on the ability of intersections to
accommodate peak hour volumes, if intersections operate acceptably, then segments
do not require further mitigation.
Further analysis is needed and is ongoing so that staff can fully articulate conclusions
and recommendations to Council on this matter in the September study session.
FISCAL IMPACT: Finance Director Review
No fiscal impact
nkoz
Thomas J Wilso' ,
Assistant City Manager
David H. Ready, Cit i ger
Attachments:
Draft Housing Element
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CONTENTS
3. HOUSING ELEMENT.......... ..................................................................3-1
Background and Context.........—................................................3-1
Relationship to Other Plans and Programs................................3-2
Federal Planning Requirements...... ..... .................. .................3-2
Regional Housing Needs Assessment—........ .............................3-2
Rcdevelopaieni Law........................................ ..........................3-2
General Plan Consistency.. .............:..........................................3-3
Public Participation ..............................—...............—.................3-3
DousingContext.........................................................................3-5
Demographic Profile..................................................... ...........3-5
Housing Characteristics...........................................................3-13
Rousing Constraints.................................................... ............3-22
Housing Needs and Resources .................. ............ ..... ...........3-36
Goals, Policies; and Actions......................................................3-50
Housing Opportunities................................. ...... .... ..... ..........3-50
Iousing and.Neighborhood Quality ........................................... 3-54
Housing Assistance and Special Needs......... ...... .... ........... .......3-59
Resource Conservation .....:................ .......................................... 3-63
APPENDIXA SITEINVENTORY
APPENDIX 8 1993 HOUSING ELEMENT EVALUATION
Palm Springs Gimml Plan I Housing Element-HZ Review t)raft(2,d) Page 3.1
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7 CITY OF PALM SPRINGS
GENERAL PLAN
Figures
Figure 3-1 Palm Springs Population Trends.......................... ........ 3-5
.Figure 3-2 Housing Opportunity Sires........................................ 3-43
Tables
Table 3-1 City of Palm Springs Changes in Racc and
Gchnicrty............................•.. ....... ........................... 3-6
Table 3-2 City of Palm Springs Changes in Age .
Characteristics ......................................... ........ ......3-7
Table 3-3 Palm Springs Changes in Household Composition........3-8
Table 3-4 Palm Springs Income Characteristics............................ 3-9
Table 3-5 Lower Income Households in Palm Springs................3-10
Table 3-6 Palm Springs Housing Cliaractcristics........................ 3-13
Table 3-7 Palm Springs Housing Prices and Rents ..................... 3-14
Table 3-8 }lousing Affordability in Palm Springs....................... 3-15
Table 3-9 City of Palm Sprigs Housing Agc•'as of 2000......... .. 3-16
Table 3-10 Mousing Problems Among households...................... 3-17
Table 3-9 Palm Springs Subsidized Multiple-Farri Housing..... 3-19
Table 3-12 General Plan and Zoning Primary Residential Land
Use Designations....................................................... 3-22
Table 3-13 Zoning and Residential Land Use Designations
and Associated Regulatory Processes.......................... 3-24
Table 3-14 Primary Residential.Land Use Zones.......................... 3-26
Table 3-15 Regulatory Incentives ................................................ 3-29
Table 346 Residential Development Approval Process.............". 3-32
Table 3-17 Residential Development Fees.................................... 3-34
Table 3-18 Regional IIousing Needs Allocation, 1998-2007....... 3-38
Table 3-19 Remaining Regional Housing Needs Allocation,
Jane2006.................................................................. 3-41
Table 3-20 Patin Springs Vacanc Residential Land........................ 3-45
Table 3-21 Compliance with the 1998-2007 RHNA................... 3-45
Table 3-21 Summary Housing Program Implementation,
19 98-2 007 ......... ............... .................................. 3-6 6
Table A-I Vacant Land Inventory to Address the Regional
Housing Needs Assessment ..... ......................... .........A-1
Table B-1 Progress".Cowards 1993 Housing Blemcnt
Objectives................................................................... B-3
Table B-2 Pffecriveness of 1993 Housing Llement........................B-4
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Page 3-ii 07I201061 Housing Element—HCO Review Oran (2,d)I Palm Springs General plan
3. HOUSING ELEMENT
BACKGROUND AND CONTEXT
California law requires iliac all local governments develop housing programs
to meet their"fair share"of existing and future housing needs for all income
groups. Palm Springs, along wirh all local governments in California, must
therefore prepare a Housing Element rn meet local housing needs. The
Housing Element must contain proactive goals,policies, and programs iliac
are designed co facilitate the development,improvement,and preservation of
housing commensurate with their housing need. Local housing need is
established by chc City, regional government, and the Stare of California.
Housing elements are required to be updated every five years, unless an
extension is enacted into state law. This Palm Springs Housing Element
covers the exE rhded planning period of 2000 to 2008,State law prescribes the
scope and content of the housing clement. Pursuant to Section 65583 of the
Government Code, the housing element contains four basic parts:
Analysis of demographic, social, and housing characteristics, current
and future housing needs due to population growth and change,and
other factors aflccting housing need;
Analysis of governmental and nongovernmental constraints chat affect
die development, maintenance, and improvement of housing for all
income groups and people with disabilities;
Inventory of resources available to address the Cicy's housing needs,
including available land for Housing,as well as ncc financial resources,
and administrative capacity to manage housing programs; and
Specific actions or programs co address chc development, improve-
menc, and conservation of housing to meet currenr and future needs.
This inducles goals,policies, and specific housing programs.
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iPaim�Springs General Plan I Housing Element-HCnReview Draft(2-") l Page3.1
CITY OF PALM SPRINGS
GENERAL PLAN
RELATIONSHIP TO OTHER PLANS
AND PROGRAMS
The City's 2000-2008 Housing Element is directly related to a number of
state and federally mandated requirements for housing policy and planning.
A description of these plans and programs follows.
FEDERAL PLANNING REQUIREMENTS
Palm Springs has been required to prepare two five-year plans as a condition
of receiving certain federal fiords for housing and community development
activities,specifically Community Development Block Grants(CDBG).The
"Consolidated Plan" identifies housing and community development needs
for lower and moderare-inconhc households and che'Analysis'ofImpediments
to Pair Housing Choice' ensures that policies and programs are in place to
affirmatively £tether fair housing. Both documents were adopted in 2005,
The IIousing Element builds upon these planning efforts and its goals,
policies, and programs are consistent with the City's federal housing plans.
REGIONAL, HOUSING NEEDS ASSESSMENT
State Housing Element law requires the Southern California Association of
Governments (SCAG) co determine the amount of housing needed in its
region and allocate the need to each community. The allocation of housing
need is based on statewide and local projections of population,employment,
and housing need. State law requires cities to ensure char adequate sites,
public flcilicies, and services are available to facilitate housing production
commensurate with their assigned housing need. Palm Springs' Housing
Elcmenr secs forth a strategy to address ics share oche region's housing need.
REDEVELOPMENT LAW
Palm Springs has established Redevelopment Project Areas for the purposes
of chmmazing blight, simulating economic development, and providing
housing within a designated area.The Palm Springs Redevelopment Agency
(RDA.) plays an unpurtaut rule in the maintenance, improvement,
rehabilitation and development of housing.The RDA is required to prepare a
plan every live years for the expenditure of funds for redevelopment activities,
including the construction, maintenance, and improvement of housing
projects within and outside projecn areas.The Housing ElcmcnE is consistent
with the City's Redevelopment Implementation Plans.
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Page 3.2 070106 1 Housing Element—FIDD Review Draft (2na)l Palm Springs General Plan.
HOUSING ELEMENT
GENERAL PLAN CONSISTENCY
California law requires that General Plans contain an integrated se[of goals
and policies whicli are consistent within each chapter and across each chapter
of the General Plan. For instance,land use policies in Elie General Plan Land
Use Element must be consistenr with housing politics in Elie IIousing
Element and transportation policies in the Circulation Element,Therefore,as
one or more elements of the General Plan are updated at different rimes in
the fn[urC, tie Housing Elenhent will be amended in such a manner to
maintain consistency in housing goals, policies, and programs.
PUBLIC PARTICIPATION
California law states that local governments shall make a diligent effort co
achieve public participation from all economic segments of the community in
the development of Elie housing element.The Housing Element was prepared
concurrently with the Consolidated flan, Analysts of Impediments Eo Fair
Housing Choice(AI),Redevelopment Implementation Plan,and Elie overall
update of the General Plan as described below.
The public outreach and participation for each of these efforts defined the
Ciry's housing needs,chc constraints and resources for meeting needs,and Elie
preferred strategies and priorities for housing programs. Ou[reath efforts
included the following.
Analysis rlfzInpe(lirrtetris to Fair llausiixg. Ou October 20,2004, the
City invited 150 service providers, reakors, lenders, apartment
associations,managers,and owners,and tenants Eo participaEe in a fair
housing workshop. In 2004, the City sent a Fair Housing Survey to
300 residents,community organizations,the CDBG Citizens Advisory
Committee, Elie Homeless Task Force, apartment owners and
managers,"realrors, lenders, and housing/service providers. The Plan
was also reviewed and adopted by [he City Council on July 29, 2005.
Consolidweel Plan. On December 14, 2004, the City disrributed a
second Community Needs Survey to more than 300 stakeholders
during the CDBG solicitation process. This process was in integral
part of the preparation of the Ciry's Consolidated Plan. A public
hearing was held on March 22, 2005 before the Citizens Advisory
Committee to provide residents,community organizations,and other
interested parries an opporEuniry to comment on Elie Ciry's 2005-
2010 Consolidated Plan. The 2005-2010 Consolidated Plan was
formally adopted by die City Council on April 6, 2005.
Palen Springs General Plan I Housing Element—HCD Romew Draft(2m)1 lumrooe Page 3-3
CITY OF PALM SPRINGS
GENERAL PLAN
Redevelopment lxplementafiom Nam The City posted notices in both
Merged Areas and a public bearing before chc Redevelopment Agency
was held November 17,2004.Prior to adoption of this 2005 Housing
Element, the City will hold additional public bearings to adopt the
2005-2010 Redevelopment implementation and the goals of this plan
will be folded into the Housing Element.
Creizerul Pl w. On May 15, 2005, the City held a community festival
and conducted neighborhood workshops co solicit information on the
land use plan from Elie community. On July 28, 2005, the General
Plan Steering Committee also discussed and made various
recommendations to improve and enhance the range of housing
opporEunicics for Palm Springs residents. Neighborhood workshops
were later held during 2006 to review and comment on the Land Use
Plan, which included sites proposed for housing development.
Public input received during preparation of these plans and programs in Elie
General Plan process was instrumental in formulating the goals,policies,and
actions of this Housing Element.
The City made available the draft Housing Element to special needs groups
in the community, including seniors, people with disabilities, families,
homeless advocates, and organizations providing services. The Housing
Elemcnc was circulated to Elie Chamber of Commerce, the Library, the Palm
Springs tJnified School District, and other interested parties. The Housing
Clement was also circulated to the Agua Calience Band of Cahuilla Indians.
As required by state law, the draft 2600-2008 Palms Springs Housing
Element was reviewed by the Department of Housing and Community
Development (HCD) in February 2003 for compliance with state law As
requested by IICD, the City made various revisions to the draft Housing
Element to ensure that adequate housing sizes were available and housing
programs werc..implementcd co ensure a sufficient availability of housing.
HCD has issued a letter of compliance upon adoption by the City Council.
The Planning Commission and City Council will hold public hearings to
review and adopt Elie Housing Element as part of the Genera) Plan Update.
Environmental documentation for the lousing element is covered under the
Environmental Impact Reporc for the General Plan.All public hearings held
before the Planning Commission and City Council will be duly noticed. Prior
to the public hearing for adoption of the Housing Element, the draft
document will be circulated and available for review and comment.
Page 3-4 07I20M 1 Housing Element—HCD Review Draft (2�1)1 Palm Springs General Plan.
HOUSING ELEMENT
HOUSING CONTEXT
This section is intended to provide the basic housing context that will guide
the development of goals, policies, and programs for meeting the commu-
nity's housing needs.This section describes present and future housing needs
in Palm Springs, analyzes constraints to addressing diem, and provides an
analysis of resources available to help meet the City's housing needs.
DEMOGRAPHIC PROFILE
Population Growth
According to Elie Department of Finance, the Ciry'of Palm Springs has a
population of 15,731 as of 2005. Historically,population has mcreascd ac a
moderate pace, gaining 5,000 to 10,000 residents every decacle since the
1950s, with the exception of the 1990s, where population'grcw at a much
slower race. The 2006 General Plan anticipates that year-round population
will increase co 94,195 residents at iota] buildout.
Palm Springs has a large seasonal population that owns second honaes and
visits during Elie mild winter. According to the 2000 Census, Palm Springs
has about 7,250 seasonal residences (14,500 residents) which translate to
about one-quarter of the current year round and seasonal residenr population.
With the development ofresort condominiums anticipated,the proportion of
seasonal residents is'expected,to remain constanE.
60,000
45,000
40,000
35,000 -
30,000 -' ------ -- --- . ---
--
25,000 - - - - , - -
20,000 ------ ---
15,000
10,000
1950 1960 1970 1980 1990 2000
Source:1950.2000 Census
Figure 3.1 Palm Springs Population Trends
Palm Springs General Plan j FJousng EElement-HCD Review Draft(2,^) rr20006 Page 3-5
CITY OF PALM SPRINGS
GENERAL PLAN
Race and Ethnicity
Palm Springs,like other communities in southern California,has experienced
gradual changes in the racial and ethnic composition of its residenrs. Table
3-1 displays changes in race and ethnicity from 1990 to 2000-According co
the 2000 Census, White residents comprised the largest race and ethnic
group in Palm Springs at 67 percent of residents. However, Hispanics
recorded the fasresc growth over the decade,increasing 35 percent; to nearly
one of every four residents in 2000.
All other race and ethnic groups comprised 10 percent of the population.
Asian residenrs increased slightly, buc continued cc) represent less than
4 percent of the population. African Americans comprised 4 percent of the
City's population and all others comprised less than 2 percent.
Table 3-1
City of Palm Springs
Changes in Race and Ethnici
1990 2000 Percent
Changein
Age Groups Number Percent Number Percent Number
While 29,106 73% 28,474 67% .3%
Hispanic 7,504 _ 1H, 10155 2470 35%
African American _ 1,729. 4% 1,621 4% -6%
Asian 1,266° 3% 1,606 4°% 27%
Other 276 <1% 951 2% 245°%
Total 40,181• 100% 1 42,807 100% 7%
Source IJ S Census,1900 and 2000
Race and ethnicity, combined with household income, have implications for
housing needs. White and Asian residents tend to have the highest average
household incomes,smaller household sizes,and therefore have the ability w
afford a broader range of housing opportunities than ocher race and cdhnic
groups. Although the race and ethnicky of people who own second homes
is unknown, it is presumed that Whites and Asians are the most likely
occupants given their higher average housing incomes.
Hispanics were the fasresc growing ethnic group in Palm Springs. As noted
by the City's Analysis of Impediments to hair Housing (2005), Hispanics
lend to have the lowest average household income due to the type of employ-
merit and generally larger household sizes. African Americans also have
similarly lower income levels. Thus, it can be assumed chat housing
opportunities would be more limited for Hispanics and,African Americans.
Paige 3-6 07/201061 Housing Element-HCn Review Draft (2PO)1 Palm Springs General Plan-
HOUSING ELEMENT
Age Changes
Palm Springs population age distribution reflects chat of a resorE-orieuted
community,with a low ratio ofcUdreo to adults in Elie community.Shown in
Table 3-2,the Cicy's adult population comprised 75 percent ofresidents,split
between seniors 65 years and older, middle-aged adults from age 45 to 64
years, and young adults from age 25 to 44 years. Residents under age 24
made up the remaining 25 percent of the population.
U like other desert communities, the median age of population in Palm
Springs increased from 44 years to 47 years in 2000. This trend was due to
two primacy factors. Except for the age group 5 to 17 years of age, all age
groups under age 45 years declined in number and share.of the population.
At the same time,middle-age adults ages 45 to 64 were the fastest increasing
group, growing 24 percent during the decade. Seniors also continued to
increase in number,growing 8 percent during the decade as well.
Table 3.2
City of Palm Springs
Changes in Age Characteristics
1990 2000 Percent
Change in
Age Groups Number Percent Number Percent Number
0-4 Children 2,104 5% 2,028 4% -4%
5-17(youth) 4,490 11% 1 5,247 12% 17%
18-24(college adults) 3,154 8% 2,624 6% -17%__
25-44(young adulls) 10,890 27/b 10,376 24% -5%
4544(middle-age) 9,094 23%� 11,303 26°/ _ +24°/
65+(seniors) 10,359 26% 11,229_ 26% +8%
_ Total _ 40091 100% 42,807 100% +70/.
Median Age" 43.7 46.9
Source: U.S.Census,1990 and 2000
Age characteristics influence the demand for different type¢ of housing.
Generally speaking, college age adults ages 1S to 24 and young adults
between ages 25 and 44 years are looking for more affordable housing
options,Adults older Chan 44 are generally more scaled in their careers,earn
higher incomes,and seek move-up opportunities for housing,either in higher
priced condominiums or single-family homes.
Palm Springs has experienced a rapid increase in housing prices over the past
few years. Given the increased cost of housing, the City will need to expand
its inventory of housing opportunities affordable to different income levels to
maintain a diverse socio-demographic mix of residents.
Palm springs General Plan I Rau5ing Element-HCO Review Draft(2^d)I mono Page 3-7
GENERALPLAN
Household Changes
I3ousehold composition can have an important influence on chc type of
What is a household? housing desired. For instance, families with children may look for larger
The Census Bureau defines three dwellings (mare bedrooms) iliac can more readily accommodate children.
basic types of households. Singles tend to desire condominiums,townhomes,and similar housing types
household,family,and nonfamily with smaller lots and located near amenities. Seniors may also look for
Household:Defined as all housing iliac is affordable, yet easier to maintain. Thus Palm Springs
members living in the same home household composition will affect current housing needs.
regardless of relationship.
Family household.Refers Shown in Table 3-3, Palm Springs has also seen a significant shift in the
to persons living in the same home composition of households. During the 199Os,nonfamily households became
related by blood,marriage,or the majority at 54 percent while family households declined from 54 to 46
adoption. percent.Among non-families,single person households.incrcased 25 percent
Nonfamily households:defiined and ocher non-families (unrelated persons living'togedier) increased 45
as households consisting of percent.I3owcver, the average household size remained snxall at 2-1 persons
unrelated individuals living per household due co the low number of younger families living in the City.
together.
Table 3.3
Palm Springs
Changes in Household Composition
1990 2000 Percent
Change in
Household Type Number Percent Number Percent Number
Households 18;822 — 20,516 — 10%
Family Households 10,077 _ 54% 9,464 46°/ -6%�
Marriedw/children 2,303 22% 2,107 10% -9%
Married w/no children 5,644 20% 4,860 24% -12%
otherfamllles _2,230 12% 2,497 129% 12%
Unmarried Partners 388 2%
Non-family Households 8,545 46% 11,052 54% _ 29%
SmglePersons _ _ 6.811 37% 8,537 42% 25%
OtherNon-families 1,734 9% 2,515 12% 45%
Unmarried Partners 1,356 7°/n
_Total _ l 40,181 100% 42.807 100% 7%
Average Household Size 213 2.05 .4%
source. us Census 1990 and 2000
Unmanned partner include family and non-family households of the same or opposite sex.
The 2000 Census included a new category for unmarried people living
together; nearly 8 percent of A households in Palm Springs contained
unmarried partner households, which includes same scx and opposite sex
households. Of that total, 388 unmarried partner households were classified
under the `other family" category and 1,356 unmarried partner households
were classified under the "aoalamily household" category. These categories
also include people filing as domestic partnerships.
Page 3-8 07/20/061 Housing Element—HCD Review omit(2°a)I Palm Springs General Plan.
HOUSING ELEMENT
Household Income
Household income,along with housing costs,is the most fundamental factor
affecciag housing opportunity, because it determines how much can be
afforded for housing, According to the 2000 Census, the City's median
household income was approximately$36,000, 19 percent below die county
median household income in Riverside County of$43,000,but similar to the
median household income of surrounding cities.
The City's median household income is lower than the County average due to
the large number of retired residents and smaller nonfamily households
present in the City-For example,retired residents earned a median household
Income of$31,000 and"nonfamily" households earned a median income of
approximately $29,000. In contrast, the median family income in Palm
Springs was approximately$45,000 as of 2000
Overthe 1990s, the median household income increased 31 percent in
nominal dollars- The number of households earning more than $100,000
increased a sizable 90 percent (Table 3-4). However, when adjusted for
inflation,the median household income increased only 2,5 percent from 1990
to 2005. This is due to the increase in the number of senior and nonfamdy
households relocating to the community over the last decade.Meanwhile,the
percentage of people living in poverty increased to 15 percent in 2000,
Table 3-4
Palm Springs Income Characteristics
1990 2000 Percent
Changein
Household Income , Number' 'Percent Number Percent Number
Lessthan$10,000 2,937- 16% 2109 10% -28%
S10,OODto$24,999 5,506 29% 4,994 24"/ -9%
$25,000 to$49,000 5,393 29% _5,957 29% "Ti%
$50,000to$99,999 3,595 19% 4,823 24% 34%
5100,000, 1,352 7% 2,593 13% 92%
Percent Living in Poverty 1 4,991µ1 13% 1 6,402 15% 28%
Median Household Income $27,538 $35,973 31%
Median Family Income $34,642 $45 318 31°/n
Median Household Income $40,756' $41,729" 2 5%
Source US Census 1990 and 2000
_Household Income shown in nominal income;aslemk denotes adjusted for nhation in 2005 dollars
Further differences in household income are evident by the tenure (renter
versus homeownership)of the resident.According to the 2000 Census,renter
households earned a median household income of $24,000 in 2000. As
expected,homeowners earned nearly two times the median rental household
income, earning a median households income of$46,250.
Palm Springs General Plan I Housing Element-FICC riemew 0rafl(2^d)l nzonxc Page 3.9
CITY OF PALM SPRINGS
GENERAL PLAN
The Srace Deparrmenr of Housing and Community Development further
analyzes die distribution of income among households in a community
relative co the County Median Family Income(CMFI)as adjusted for different
size households. These categories are as follows:
Extremely low income households: defined as households earning
30 percent or less of the County median family income(CMFI),
Very low income households, defined as households earning between
31 and 50 percent of CMFI,
Low income households, defined as households earning 51 no 80
percent of CMFI, and
Moderate income households,defined as households earning 81 to 120
percent of CMFI.
Scare income guidelines oftentimes combine extremely'low and very low
income into one cace„at'y, called very low income. The extremely low, very
low, and low income categories are also often considered "lower" income, a
term used throughout this blousing Element.Lower income households have
the greatest difficulty in finding suitable and afforciable housing.
Over the 1990s,lower income households increased eight percent to 8,919 by
2000, which includes 4,965 renters and 3,954 homeowners (Table 3-5), By
cenurc,61 percent of all renters earn lower income,while only 32 percent of
all homeowners earn lower incomes. Certain types of households also have a
higher incidence of low income: more than 70 percent of seniors and large
families who rear earn lower incomes.
Table 3.5
Lower 16come Households i70wLow
rings
Moderate
Extremely and Above-
Households by Tenure Low Very Moderate
Renters _ 1,673 1.454 1,638 4,965
Percent of All Renters 21% 180/. 23% 61%
Owners 867 1,181 1,906 3.954
Percent of All Owners 7% R 15% 32%
_ Number and Percent of Households Earning Lower Incomes
Household Types Renters Owners Renters Owners
Seniors(1 and 2 persons) 1,422 2,424 71% _ 37%
Small Families(2-4 persons) 1,308 647 58% 24%
Large Families(5 or more) 441 192 700/. 27%
All Others _ _ 1,794 691
Total Households 4.965 3,954 61% 32%
Source.Comprehensive Housing Affordability strategy.2000
Page 3.10 07/201061 Housing Element—HCo Review Oran (2°r)I Palm Springs General Plan
HOUSING ELEMENT
Special Needs
This section analyzes the special housing needs of seniors, female-headed
households, single-parent families, disabled persons, large families, What are special housing
farmworkers, and homeless people in Palm Springs. More extensive needs in Palm Springs?
information about each group and the particular needs of each household California housing law considers
group is included in the Consolidated Plan. certain households as having
special needs due to income,
Seniors. Seniors are often considered a special needs group, because household size,disability,or
limiced income,health costs,the need for access to transportation and employment status that affect their
supportive services, and disabilities make it more ciHicult to find and ability to find suitable housing.
retain adequate affordable housing. As of the 2000 Census, the City
was home to 7,458 senior households(37 percent ofall households);of
these households, 5,723 are seniors who own a home and 1,735 are
seniors who rent a home.According to the Census, 38 percent have a
disability and 40 percent of seniors overpay for housing-10 help meet
the housing needs of seniors, the City assists in the development of
affordable senior housing (c.g , Vista Del Monte/Vista Serena senior
apartments)and permits licensed care facilicies.
Fe-male-Headed 11oaerebold3 Mitel Single Portals. .Female-headed
households—in particular, single-parenr households—often require
special considerarion or assistance, because they typically earn less
than two-parent households and must be able to afford child care as
well. As a result, many single-parenr families choose to double up
with other families.The City has 4,362 female-headed households.In
2000, 6 percent of all households were single parents with children
under age 18; however, they represented 43 percent of households
that were in poverty.Asa result,sharing housing becomes a necessity:
311 single parents with children share a 11Onse with another family.
Laura Fiawilies. Large families, defined as those with five or more
members, comprise 5 percent of househholds. Of chat toral, 688 own
homes and 657 large Camilies rent housing. Many large families have
two or more children,exrendcd family members such as grandparents
living with their children,or other nonflmily members who rent out a
room such as a student.Large households, in particular renters,have
greater difficulty in finding housing, because of the limited supply of
adequately sized and affordable rentals.Large families may also face a
heightened rate of housing discrimination or differential treatment
when they cry to secure rental housing. Large families therefore
encounter the highest race of overcrowding and overpaymenr,
DiralVed People. Disabled people have special housing needs because
of their fhxcd income, lack of accessible housing, and higher health
care costs. According to the 2000 Census, 10,836 persons in Palm
Springs had a disability(27 percent of all households)and nearly half
i
Palm springs General plan I Housing Element—H Review DraR(2,e)1 rnonooa
Page 3-77
CITY OF PALM SPRINGS
GENERAL PLAN
were older than 65 years of age. Disabilities are defined as mental,
physical, or health conditions iliac last over six months. To address
their housing needs, the City ensures iliac federally subsidized housing
provides accessible units for disabled people. Riverside County,when
allocating vouchers for affordable housing, provides a preference for
disabled people.For residents requiring assisted living,the City has 29
licensed residential care facilities serving 483 seniors in Palm Springs.
Persons Living reith HIV/AIDS. According to Riverside County
Health Department,about 1,600 residencs in Palm Springs are living
with HIV/AIDS, which represents 40 percent of the County's
IIIV/AIDS population. Several resources are available within Palm
Springs to serve those in need. Descrt AIDS Project provides medical
care, counseling, home health services, legal assistance, as well as
assistance with housing,medication,food,jobs,and more.The AIDS
Assistance Program provides food vouchers for450low income clients
each month, counseling, and ocher assistance. The City is actively
pursuing housing opportunities, and broke ground on a }permanent
supportive housing facility for people living with HIV/AIDS in 2006,
Hotneles6 People. The Riverside County Department of Public Social
Services identified 336 homeless People living in Palm Springs(2004).
Various support services are available in Palm'Springs to assist them.
The County's Nightengale Manor,a 16-unit apariment building used
for transitional housing,is operated by Episcopal Community Services.
The Well in the Desert provides grocery distribution,meals,and other
services to the needy ,,is well as a'hoc lunch program in a City owned
facility. Catholic Charities provides emergency rental assistance and
food for up to 40 people each night.The City also dedicates part of its
federal monics'ro homeless service providers and is supporting the
development of a new youth emergency shelter in Thousand Palms. In
2006,the Cicy established a I Iomeless Task Force to identify locations
for a homeless shelter in Palm Springs.
Fm-nnvur keys.Although the Coachella Valley economy was historically
linked to agriculture, changes in the local economy have virtually
eliminated all significant agricultural production in the community.In
2000, tic Census reported iliac only 50 residents were employed in
the agricultural sector. Typically, agricultural work is some of the
lowest paying employment options, resulting in many farmworkcrs
living in substandard housing conditions. The City dots not have
designated farmworker ]housing, but, should farmworkers need
affordable housing, the City has more than 1,800 housing units
affordable to lower income households readily available.
Page 3-12 071201061 Housing Element—HCD Review Draft (2m)I Palm Springs General Plan-
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HOUSING ELEMENT
HOUSING CHARACTERISTICS
Housing Inventory
I
I Palm Springs offers a diverse array of housing opportunities as shown m'hble
' 3-6. As of January 2005,single-family homes comprise more chin half of all
homes, with a considerable share being attached units. Mulriple-family
housing comprises 35 percent of all homes,with the majority in projects with
five or more units. Palm Springs also has a Significant number of vacaton
rentals and condominiums,which may be included in either the single-family
jor multiple-family housing categories. The City's additional 2,235 mobile
I home units comprise 7 percent of all housing.
I
jSixty-one percent of households (12,463 households) own their home. The
homeownership rare is highest in single-family homes and cnobilthomes
(88 percent)and lowest among multple-family homes(19 perccor). In Palm
I Springs, many residents own second homes or rent vacation condominiums
during Elie mild winter months.In 2000,Elie Census Bureau noted that one-
quarter of all units (10,307)were vacant, of which ac least a part were held
for seasonal, recreational,or occasional use and were nor used for permanent
I
year round housing.
The housing vacancy race reflects the balance between Elie demand for
housing and the availability of housing. Typically, the building industry
assumes chat vacancy races of 5 to 6 percent for rental units and 1.5 to
2 percent for ownership housing arc optimal,offering a wide variety ofchoice
and sufficient price competition: Higher vacancy races drive down housing
prices while lower vacancy rates lead to price escalation.In 2000,3 percent of
ownership units and 11 percent of rentals units were vacant, although the
market has significantly tightened in recent years.
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Table 3-6
Palm 5 rin is Housing Characteristics
I Percent of Percent
Housing Number Total Owned*
I
Single-family detached 11 325 35% 88%
Single-family altached 6160 19% 80/a
Multiple-family(2-4unds) 2512 8% 19%
i
Mul0ple-famlly(5-.unils) 9,851 - 311 — 19%
Mobile Homes and other 2,235 70/. 88%
Tolal 32,083 100% 61%
i Source: California C)epartrnentoFFinance,200
"Ownership rates estmated by the U S Census Bureau,2000
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Palm Springs Geneml Plan I Housing Element—HCO Review Draft(2no)11n0120M Page 3.13
CITY OF PALM SPRINGS
GENERAL PLAN
Housing Costs
Much like other communities in the Coachella Valley, the sale prices for
housing in Palm Springs have dramatically increased over the last five years.
In 1999, the median-priced conc10111iuium in Palm Springs sold for approxi-
mately$80,000 and die median-priced single-family detached home sold for
a median of$148,000. By 2005, however, the price of housing had soared,
nearly tripling in price and increasing faster than many other areas in the
greater Southern California region.
As summarized in Table 3-7 below,the 2005 median price of a resale home in
Palm Springs ranged from approximately$400,000 to more than$$500,000,
depending on number of bedrooms,location,and amenities. Condominiums
range from an average median of$$275,000 to $330,000. Mobilehomes are
the most affordable housing option and generally sell for a median price of
$$114,000 for a rwo-bedroom unit. Based on asking prices, new homes (in
2005)sold for higher prices than resale hoaxes.
The rental housing marker also experienced some price escalation,increasing
from 25 to 50 percent since 1999. Rents vary widely, but arc reasonable
compared to other areas due to the high seasonal vacancy rates. Small
apartments with five or fewer units rent for $$600 to $750 depending on
bedrooms and amenities. Larger apartments rent for $$700 to $1,100,
depending on bedrooms and amenities.Condominiums rent for an average of
$1,200 to$1,400 for a rwo-bedroom unit, and single-family homes average
slightly higher rents, ranging from $1,400 to $1,500 for standard hoaxes.
Table 3-7
Palm Serings'Housing Prices and Rents
One-Bedroom Two-Bedroom Three-Bedroom
Housing Prices Unit Unit Unit
Median Prices
Single-Family Homes NIA $422,500 S480,000
Condominiums _ $172,000 S275,00( $330,000
Mobile Homes N/A $114.000 NIA
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Average Rents
Multiple-family�5 units(new) $600 $750 to 81 100 S1,375
Apartments 5+units(new) $700 $912 S1,085
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Condo/Single-Family NIA S1,20041,500 $1,500+
Source Data quick Hamestore cam;Desert Sun(2005)_ _
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Page 3-14 071201061 Housing Element—HCD Review Draft (2M)1 Palm Springs General Plan
HOUSING ELEMENT
Housing Affordability
Palm Springs considers housing affordability to be a critical issue. The
inability to afford housing leads co a number of undesirable situations,
including the doubling up of families in a single borne, overexrension of a
household's financial resources,premature deterioration of housing due to die
high number of occupants, situations where children and seniors cannot
afford to live near other family members because of the lack of affordable
housing options, and in more extreme cases homelessness.
Housing affordability can be determined by comparing housing prices to the
income levels of residents in ncc same community or within a larger region,
such as the County. The California Department of Housing and Community
Development (HCD), the state agency responsible for reviewing housing
elements, assesses the need for housing assistance in cities according to four
household income groups—very low, low, moderate, and above moderate.
The federal government has also established an"affordability"threshold that
measures whether or not a household can afford to rent or own housing.
Typically, a household should not pay more than 30 percent of gross income
for housing costs. Households paying more than 50 percent of income for
housing arc considered to be severely overpaying for,housing.
Table 3-8 compares the maximum housing price and rent that could be
afforded by different income levels in Palm Springs. It should be noted chat
the table refers to the maximum income of households within a particular
inconhe group. Households earning in the lower portion of an income range
may nor be able to afford the maximum borne price or rent.
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Table 3.8
Housing A rdability in Palm Springs
Definition Maximum Maximum Maximum
(Percent of Household Affordable Affordable
Income Levels County MR) Income' Pricez Rent'
Extremely Low Less than 30% $16,695 $31,100 $417
i
Very Low 31%to50% $27,825 $75,200 $696
Low 51%to80% $44,520 $141300 $1,113
Moderate 80%to120% $66,780 _ $230.000 51,670
l assumptions.
i Household size of four persons.Maximum Income limits are established by the Depanmenl of Housing and
Community Development according to median family income(MR).
l Assumes 5%dawn payment,30-year loan at an interest rate of 706 with standard assumptions for
l miscellaneous housing costs,Affordability is calculated at 35%of income,assuming that mortgage costs are tax
deductible
3 Rental payment assumes 30%ratio between housing costs and income
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Palm Springs General Plan l I•lousing Element—HOD Review Draft(2M)17nmom
Page 3.15
CITY OF PALM SPRINGS
GENERAL PLAN
Housing Age and Condition
Housing age is one flctor used for determining housing maintenance and
rehabilitation needs. Homes older than 30 years (chat have nor been well
maintained)generally need repairs(e.g.,new roof,plumbing,siding,ecc.)and
in some cases may require lead paint abatement. Domes older than 50 years
frequently need new electrical and other major subsystems.Homes older dean
70 years, unless regularly maintained, require substantial rehabilitation.
Lack of infrastructure and utilities are an indicator of substandard housing.
According to the 2000 Census, 166 units lacked complete plumbing facilities,
and 217 units lacked complete kitchen faciliries in Palm Springs. The
majority of units were connected to the City sewer system, with less than
3 percent on septic ranks or some ocher means of waste disposal. Less than
1 percent of the units relied on heating sources other than gas or electricity.
Some of these units may be considered to be substandard.
Another way to determine if housing is substandard is to evaluate whether
physical conditions are below the minimum standards ofliving,as defined by
Section 1001 of the Uniform housing Codc. A housing unit is considered
substandard if any of the following conditions exist: inadequate saturation,
structural hazards, nuisances, faulty weather 'proteccion, fire hazards,
inadequate maintenance,overcrowding,and hazardous wiring,plumbing,or
mechanical equipment. However, no data is available for such assessment.
The City of Palm Springs 'esdmatcs chat 155 single-family homes need
rehabilitation,based on surveys taken for die Redevelopment Implementation
Plans and Consolidated Plana However, assuming the same rate of
rehabilitation needs as single-family housing,less than one-tench ofa percent
of the multiple-family housing is likely in need for rehabilitation assistance.
Housing units by year of construction is shown in Table 3-9.
Table 3-9
City of Palm Springs
Housing Age as of 2000
Number of Percent of
Year Built Homes Homes
1990-2000 2,049 7%
1980-1990 7.503 24%
1970-1979 M688 35%
1960-1969 5,736 18% _
1940-1959 4,179 13%
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Earlier than 1940 827 3%
Totals 30,979 100%
Saurce U.S.Census 2000
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Page 3-16 07/201061 Housing Element-HCD Review Draft (2nd)I Palm Springs General Plan-
HOUSING ELEMENT
I-Iousimg Problems
The mismatch between household income and housing costs typically results
in two related housing problems:overpaytuent and overcrowding.According Defining Housing
to the federal government,households spending too much for housing have Problems
limited income left for ocher basic necessities of life. To avoid paying too
much for housing, many households choose ro double up with other family The federal government defines
members are members of other families in a home.This may lead to a sitna- "housing problems"as households
rion of overcrowding,which may increase traffic,result inparking shortages, that pay too much for housing,live selected
and increase Elie wear and Gear on a home. in overcrowded housing conditions,
or live in homes that have selectedted
Housing problems of housing overpayment and household overcrowding are physical problems.
defined by the federal government as follows.
Oveijm),nrent. Overpayment refers to a household which pays more
chau 30 percent of their gross income for rental or ownership costs.
According ro the 2000 Census, approximately 46 percent of renters
(3,739 households)and 33 perccnt,(4,107 households)of homeowners
overpay for housing in Palm Springs.
Ouerc7 as rlr,'ra�. Overcrowding refers to a situation where a household
has more family members than rooms in a home (excluding halls,
kitchens, bathrooms, erc.). According to Elie 2000 Census, 1,105
renter(14 percent)and 433 homeowner(3.5 percent)households live
in overcrowded housing conditions in Palm Springs.
Shown in Table 3-10,low mcome households have the highest prevalence of
housing problems in Palm Springs. Housing problems were experienced by
77 percent of low income renter households and 69 percent of low income
homeowners, representing up to six times the rare of all ocher households.
]Cow income large families with five or more wembcrs are the most burdened
households=94 percent experienced a housing problem.
Table 3-10
Housina Problems Among Households
Percentage with Housing Problems
Low Eaming
Income above low Total for All
Housing Tenure Households income Households
Renter Households 77% 19% 55%
Homeowner Househalds 69°% 12% 36%
i Total Households 59% 20% 43%
t Source.Comprehensive Housing Affordability Strateelly 2000
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Palm Springs General Plan I Housing Element—HCD Review Draft(2m)170066 Page 3.17
CITY OF PALM SPRINGS
GENERAL PLAN
Housing Preservation Needs
Palm Springs has a sizable inventory of affordable housing projects available
for and occupied by residents City records show that 16 affordable Moral
projects provide subsidized, low cost housing for more than 1,200
households. In addition, the City also has mobilehorne units regulated by
affordability agreements.These projects are summarized below in Table 3-11.
California housing law requires char all housing elements include an analysis
of multiple-family affordable housing projects, which have been assisted by
governmental or private fiends, as to their eligibility to change from low
income housing co market rates by 2012- 'Phis is called an at-risk analysis.
State law does net require a similar analysis for mobilehome projects.
In addressing this requirement, publicly assisted and affordable multiple-
family residential projects are analyzed into chree,categories.
Projects at No Risk: Projects which arc nor considered at risk are
affordable multiple-family housing projects in which the affordability
controls will not expire within 10 years from the end of the planning
period for the Housing Element.
Projects ert Lou,Risk:Low risk projects are affordable housing projects
in which the affordability controls could expire by 2010, but arrange-
ments have been made to preserve the units, or the owners are nor
likely to convert the projects.
Projects ret Risk:These projects are affordable multiple family housing
in which the affordability restrictions have expired and the present
affordability is maintained through Section 8 vouchers or some other
subsidy which is uncertain and could terminate.
All of the Ciry's affordable housing projects are shown in Table 3-9. City
records identified five projects—Heritage Apartments, Sunnyview Village,
RAncheria del Sol,Seminole Gardens,and Palm Springs Senior Apartments—
as Potentially at-risk of conversion- These projects are discussed below.
Flet itage/Apetriments
i
The Heritage Apartments is a 136-unit apartment complex that offered low
relics for mature adults. In 2000, the complex required a si^nificant number
I P 9
I of repairs to remedy deferred maintenance.The City of Palm Springs entered
I
into an owner participation agreement,in which the Redevelopment Agency
I provided $450,000 in Rcdevelopmcnt Housing Set-Aside monies in return
for a covenant that 68 units would be reserved for very low income
households for a period of 25 years ending in 2026-This project is no longer
considered at risk of conversion to market relics.
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Page 3-18 071201061 Housing Element—HGD Review Draft (2- )I Palm Springs General Plan.
MOUSING ELEMENT
Table 3.9
Palm Springs Subsidized Multiple-Family Ho sing
Type of Form of Subsidy
Development Name Unit Assistance Total Units Terminates Status
Sunnyvlew Villas Section 221(d)(4)—
2950 N.Indian Canyon Family Section 8 44 2005 At Risk
Palos Verdes Villas
392 E Stevens Road Family LIHTC,CHFAIRDA 98(20%VLI)) 2015 Not at Risk
Desert FlowerApartmenls Family Mortgage Revenue 129units 2018 NolatRlsk
2500 E Palm Canyon Bond
Racquet Club Family Mortgage Revenue g units 2018 Not a[Risk
2383 E.Racquet Club Bond _ _
Calla de Carlos Family Mortgage Revenue 4 units 2018 Not at Risk
3721-3989 E Celle de Carlos Band 4 units
Nightengale Manor Mortgage Revenue
2951 Do Anza Road Family Bond t6 20t8 Not at Risk
Pacific Palms Apartments Family, MRB,LIHTC, 1402020 Not at Risk
423 S.Calla EI Segundo Senior Section 8
Tahquitz Court Apartments
2890 E Tahquitz Canyon Family Tax Exempt Bond 108 2023 Not at Risk
Coyote Run Apartments 3601 N.Sunrise Avenue Family LIHTClRDA 140 2023 Not at Risk
Vista Del Monte _
1207 E.Vista Chino Senior HUD Section 202 52 2026 Not at Risk
Heritage Apartments Seniors RDA Funds 136 2026 Not at Risk
300 S Calla El Segundo 68 VLI
Vista Serena
1210 E.Vista China Senior Section 202 57 2026 Not at Risk
Palm Springs Senior Apartments Senior CHFA,Seclion 8 175 2024—Just Not at Risk
3200 Baristol1201 Vista Chino _ (voucher) ext to 2060
Rancherla del Sol Section236(d)(1) 2006—Just
303 S Calla El Segundo Family Project-Based 76 ext.to 2044 Not at Risk
_ _ Section 8;Title VI
Seminole Garden Apartments Section 221(d)(3) T 2042—just
2607 S Linden Way Family LIHTC in 2002 60 ext.to 2057 Not at Risk
Vista Sunrise-New Individuals HOME,LIHTC'City;CaIHFA 80 2061 Not at Risk
Sahara Mobilehomes Seniors, 254-127
1955 S.Camino Real Families RDA affordable 2050+ Not at Risk
El Dorado Mobilehomes Seniors, RDA;MPROP 377 2050- Not at Risk
6000 E.Palm Canyon Drive Families
Source City of Palm Springs,2006,California Housing Partnership Revised May 2006
Nctalions
CHFA:California Housing Finance Authority
LIHTC Low Income Housing Tax Credits
RDA:Palm Springs Redevelopment Agency
MPRDP Mobile Home Park Resident Ownership Program
MRB.Mod a e Revenue Bond
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I palm springs General Plan I Housing Element—HCD Review Draft(lid)I TIN12006
Page 3-19
CITY OF PALM SPRINGS
GENERAL PLAN
Win S1»-ings Senior A1rarfinents
This 116-unit senior housing complex was originally financed through the
California Housing Finance Agency (C:ilHFA) with Section 8 Housing
Assistance The units were affordable to very low income households for a 45-
Year period ending 2024. The City originally provided leased land for the
project. The new owners sought to reinvest $62.7 million in property
rehabilitation and accessibility upgrades. To help fund the project, the City
extended the lease agreement to 2060,with the stipulation char all 116 units
would remain affordable and return to senior housing for Elie lease term.The
owners will also obtain low income housing tax credits to finance the project.
Ranchevia del.Sol
This project was originally assisted with a CaJ14FA loan and later refinanced
with a I-IUD SCCLLO❑ 236(j)(1) loan. Typically, projects funded under the
Section 236 loan program have a 40-year low income use restriction and,
after the first 20 years, the owners can choose to opt our of the low income
use restriction.The project was assisted with a Project Based Section 8 rental
Subsidy,which expired in 1999-In the mid 1990s,the project became eligible
under the LIHPRHA Title VI project,a federal housing preservation program
Ehat has a 50-year affordability control.The mortgage maturity date is 2044-1
thus, the project is no longer considered at risk according to the California
Housing Partnership.
!
Seminole Garden Apartments
This project is a 60-una family housing,eomplex financed through a Section
221(d)(3) market rate mortgage and has a Project Based Section 8 rental
subsidy on 30 of the units. HUD provides Section 8 certificates for the very
low income households housed in the project.The subsidized units include 15
two-hedroom and 15 direr-bedroom units. In 2002,rheramborec Housing
Corporation and Prescrvauon Partners Development rehabilitated the project,
obtaining financing from a Low Income Housing Tax Credit.Under terms of
the financing, the project will remain affordable to very low income
households for 55 years. Therefore, this residential project is no longer
considered at risk of conversion to 2057,
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Surrr{yvie2v 1711as
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This 44-unit apartment project is financed darough a Section 221(d)(3)
I market rate mortgage and has a Project Based Section 8 rental subsidy. The
! project includes 40 two-bedroom units and 4 three-bedroom units. Under
this program,HUD pays the difference between a tenant's rent contribution
(30 percent of monthly income)and the fair market rent(FMR)set by I IUD
for the area. Only very low income households are eligible to occupy Section
! 8 units.Sunnyview Villas filed a notice to opt out of the Section 8 contract in
1 Page 3.20 071201061 Housing Element—HCD Review Draft (2^,1)1 Palm Springs General Plan-
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HOUSING ELEMENT
2005.If the owner opts out of the contract,there is no mortgage prepayment
j restriction rhat would require continued affordability, thus the project could
convert to market rate and no longer be affordable to the currenr very low
income tenants.
Sunnyview Villas is a Project Based Section 8 subsidized project at risk of
losing affordability restrictions by 2010. The primary incentive for property
owners to opt out is the market rent rhat would be paid for these units. For
HUD financed projects, four primary options are available: (1) renew at
comparable marker rental rates(the"Mark Up to Market"option),(2)renew
at current rents with no adjustments,(3)mark down rents to marker levels if
the Section S subsidy exceeds market rents,or(4) notify HUD of the intent
j to opt our. If the owner meets all noticing requirements and then opts out,
HUD will either issue"enhanced"vouchers allowing residents to stay in their
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units or issue a standard voucher to those who choose to relocate.
The second option for preserving the at-risk aparrment projects from
converting to market rates is for the City to replace the Hl1D subsidies in
return for affordability covenants. The 6oan6al cost of replacing I-II ID sub-
sidies is the difference between the FMR of an,adequately sized unit and the
maximum rent that tenants could pay each month defined as 30 percent of
household income. The FMR for a two-bedroom unit is $$911, a very low
income household of fourpersons could afford no more than$$696 per month,
and the annual subsidy,would be approximately $$2,600 for 44 units
Maintenance of the at-risk housing units as affordable will depend largely on
market conditions, die status of,HUD renewals of Section R contracts, and
the attractiveness of financial incentives that the City can provide to
investors,if warranted.The cost to replace the 44 units will vary based on the
timing of replacement and the economic conditions in the region. The
Building Industry Association estimates that new multiple family projects
cost $125'to $$130 per square foot. Using the avenge square footagcs of
available two.bedroom rental units of 1,000 square feet, the building
replacement cost would be$$5.5 million dollars.
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Perhaps the most effective means for preserving affordable units at risk of
conversion to market rates units would be the transfer of ownership. A uon-
profit housing corporation could purchase the project, rehabilitate it using
jLow Income Housing Tax Credits,and then extend the affordability controls.
The City of Palm Springs could, if desired, facilitate this effort through a
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reduction in building permit fees, impact fees, or other indirect assistance.
This method was used to rehabilitate the Seminole Garden Apartments and
extend affordability controls to 2057,
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Palen Springs General Plan I Housing Element—I•ICD Review graft(2n^)I ism m Page 3-21
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GENERAL PLAN
HOUSING CONSTRAINTS
Housing constraints refer to land use regulations, housing policies, zoning,
and Other factors That influence the price and availability of housing
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t opportunities in Palm Springs.This section provides an overview of the City's
Gcneral Plan, Zoning Ordinance, Consolidated Plan, Al, and ocher
1 documents that identify public policies and governmental regulations chat
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l may limit or enhance housing opportunities in Palm Springs.
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Land Use Policies
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The Land Use Element prescribes the allowable uses of land in Palm Springs.
Land use categories are provided to guide the Type of development,intensity,
or density of development,and the permitted uses of land.The General Plan
sers forth five primary residential land use categories and several mixed
residential-commercial land use categories as shown in Table 3-12. The
! Zoning Code implements the General Plan'by providing specific direction
and development standards within each of the general land use categories.
Table 3.12
General Plan and Zoning
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Primary Residential Land Use Designations
General Plan Land Use zoning
Designation Districts Allowed Residential Uses
Estate Residential (0lo 2 Large estate single-family homes,many of which are
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du/ac) G-R-5 near the foothill areas of the community
Very Low Density(2 1 to R 1. Accommodates single-family homes situated on largo
4,0 tlu/ac) _ lots one-half acre or larger.
Low Density Accommodates"typical'single-family detached
(4.7 to 6.11 tlu/ac) R-G-A residences on 7,500•square-foot or larger lots.
Medium Density(6.1 to 15 _ Accommodates single-family attached and detached
du/ac) R'2 uses,multiple-family units and mobilehomes.
High Density Accommodates higher density residential homes built at
151 to 30 du/ac) R-S,R� a density of 151 to 30 dwelling units per acre.
Allows commercial,residential and office uses at a
Central business District CAD high
_ intensity and density(21 to 30 units per acre).
Tourist Resort Commercial R-C Allows commercial,residential and office uses at a
medium intensity_and density or up to 21 units per acre.
Mixed-Use/Multi-Use MU Allows commercial,residential,and office uses at a low
concentration and density at up to 15 units per acre
Notes:Palm Springs allows residential development in the Open Space/Conservation,Mountain,and Desert land use
deslgnabons at lower density than the above residential land use categories A Small Hotel land use classification
also allows up to 10 units per acre.The Land Use Element provides more detail on these catenaries.
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Land Ownership
One of the distinguishing characteristics in Palm Springs is the unique
pattern of land ownership. Palm Springs is divided into Indian and nun-
I Indian property holdings,based upon a grid parcern ofsquare-mile secrrons of
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alternating ownerships This grid pattern of alternating ownership dates back
to the original land agreement between the Agua Caliente Band of Cahnilla
' Indians (the Tribe)and the federal governmenr.
Indian lands fall into duce categories:
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„ Tribal Trerst Lavicls. In the 1970s, the City and the Tribe came to an
agreement chat recognized the Tribe's authority to regulate Indian
Trust lands.Under this agreement, the City acts,as the Tribe's agent to
enforce the Tribal Land Use Ordinance and consults with the Tribe
re.larding any action that may affect Indian Trtisr Lands. In addition,
the agreement established an appeal process designating the Tribal
Council as the final authority over land use matters on Indian lands.
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Allntterl Rmst Lewdr. These lands arc former Tribal Trust Lands, the
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title of which is now held by the United States for members of the
I Tribe(alloccees). The Tribe rerains sovereign authority over land uses
and regulation, but the lands are subject to the same development
standards and requirements as land owned by non-Indians (per
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agreement between the Tribe and the City).With consent of the U.S.
Department of the Interior, an alloaee can sell or lrase such lands.
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Fee Landr. Fee lands are parcels,which were originally allotred cc a
tribal member as trust lands; but have been sold outright to another
entity.Although the Pee Lands remain within the historical boundaries
of the Reservation,they now can be owned by anyone.Because of the
sale to other entities, these properties are exclusively under control of
the third parry and land use and development rights arc no different
than any other privately-owned parcel in Palm Springs.
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Since 1998,the beginning of the planning period,the City has experienced a
significant anhount of residential development.In particular,multiple-family
housing has been built on Indian and non-Indian owned land, including 403
units on allotcee land, 104 units on tribal trust land,and 737 housing units
on all other land in the City of Palm Springs.
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Although the Tribe maintains appeal authority on trust and alloccee lands,
they have nor disapproved a housing project since the beginning of the plan-
ning period. Thus, the present land ownership pattern has nor constrained
nor is anticipated to constrain the production of housing in any manner
during the remainder of the housing clement planning period.
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GENERAL PLAN
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Housing Opportunities
California law requires that cities facilitate and encourage the provision of a
range in types and prices of housing for all income levels. This includes
lhousing for persons with disabilities, lower income people, people who are
homeless,families with children,or othergroups.The Zoning Code permits a
range of housing opportunities shown in Table 3-13 and described below.
li Table 3.13
Zoning and Residential Land Use Designations
j and Associated RegulatorProcesses
Zoning Districts
Housing Type G-R-S R-1 R-G4A R-2 R-31R-4 R-MHP
Single-Family P P P P_
Multiple•Pamdy P P P
ACCessory Dwelling _ CUP CUP, CUP
Guest House P
_ Manufactured Housing P
Mobile Home Parks P
Assisted Living CUP CUP CUP
Source. Palm Springs Zoning Code
Notes P designates a use permitted by right,CUP designates a conditionally permitted use
j The City also allows Midenhal development In the Open SpacelConservation,Mountain,and Desert land use
designations Please refer to the Land Use Element for greater detail.
The Zoning Code does not mention emergency shelters,group homes,and other similar uses.
The following describes provisions,that allow housing opportunities other
than more conventional single-family and multiple-family housing,
Mecmrffac'fTtred flosising
Stare law requires cities to pernhic manufactured housing and mobile homes
on lots for single-family dwellings when the home meets the location and
design criteria established in the Zoning Code. The Zoning Code does nor
define manufactured housing,but treats manufactured housing like any other
single-family home and permits it in all residential zones.
Accessor}j Dwelling Llnyls
Scare law requires all local governments to adopt an administrative approval
process for accessory dwelling units, unless the City Council has adopted
specific findings that preclude such uses due to adverse impacts on the
public's health,safety,and welfare.The approval process must be ministerial,
meaning administratively decided and nor subject to discretionary decision-
making by a legislative body.The City needs co revise ics accessory dwelling
unit ordinance to comply with state law.
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HOUSING ELEMENT
Aobieehome Parks
Scatc law requires char all cities must allow a mobilehome park within their
community in it designated zone, but can require a use permit(Government
Code, § 65852.3).A mobilehome park refers to a mobdelionic development
built according to the requirements of Elie California I Icalch and Safety Code.
The City has over 2,000 mobilchomes and permits such uses in the MHP
zone, subject to conformance with City conditions and design standards-
Residential Cam Facilities
To ensure housing opportunities for disabled people, suite law requires
licensed residential care facilities serving six or fewer disabled people be
allowed by right in all residential zones,and nor be subject to more stringent
development standards, fees, taxes, and permit procedures than required of
Elie same type of housing in the same zone.The Zoning Code does not define,
permit, or prohibit such uses; however, the City adheres to state law
requirements and presently has many residential care facilities for,the elderly.
Emergeury Sbelterr/Trunsitiemal Noosing
State law requires cities co identify adequate sites and standards to facilitate
and encourage the development of emergency shelrers and transitional
housing.The State HCD requires that each city designate a zone where such
uses are conditionally permitted as well as provide and ensure rhar the
conditions and process facilitate and encourage such uses. The Zoning Code
permits emergency shchers ,god transitional housing anywhere in die
commumEy through the application of the Planned Development District.
l�i;wiu+nrker Housing
Jurisdictions are required to treat employee housing, for six or fewer
employees, as a single-family structure with a residential land use desig-
nation.No conditional use permit,zoning variance,or other zoning clearance
can he required ofempJoyce housing chat is not required of dwelling unit of
the same type in die same zone. The same applies to taxes and fees. The
City's Zoning Code does nor define,allow, nor prohibit farmworker housing
and should be updaccd accordingly to be consistent and reference state law
Alixecl--Else flousiaag
Mixed-use/multi-use housing is allowed in the Central Business DiscricE (ac
Lip to 21 to 30 units per acre), the Tourist Resort Commercial, and Mixed
Use/Multi Use land use designations (at up ro 15 dwelling units per acre).
'Elie City is presently amending its zoning and development standards to
facilitate the production of additional mixed use opportunities.
Palm Springs General Plan I Housing Element—HCD Review Draft(2na)I nz am page 3.25
CITY OF PALM SPRINGS
GENERAL PLAN
Development Standards
The General Plan sets forth broad policies on where housing can be located in
Palm Springs and the permitted density of residential development.However,
the Zoning Ordinance provides specific guidance on applicable development
standards. To ensure a wide range of housing opportunities and prices, resi-
dencial development standards should vary accordingly in order co facilitate
different types and prices of housing products.
The City Aows a range of housing types in 10 primary residential zones.
Development standards for different types of housing by zone are
summarized below and in Table 3-14.
Single-family homes are allowed in the Guest Ranch Zone (G-R-S)
and R 1 with variations for lot sizes ranging from 7,000 to 20,000
square feet. This zoning district corresponds to general plan land use
designation of estate and very low density.
The City has three multiple-family residential zones, including garden
apartments (R-G-A), limited multiple-family (R-2), and multiple
family residential and lhocel(R-3 and R-4).
The CSD zone allows for mixed residential and commercial projects,
provided the projects satisfy Elie R 3 and R-4 development standards,
which correspond to the high density residential land use designation.
Table 3.14
_ Primary Residential Land Use Zones
Development Standards
Density Minimum Lot Maximum Front,Interior, Open
Zone Range Size Height and Rear Yard Space
GR-5 2 du/ac 5 acres 1 story(15) 50'x 50'x 50' None
R-1 4 du/ac 7,500-20,000 sf 1 story(12') 25'x 10'x 15' None
R-G-A 6 du/ac _ 2 acres 1 story(15) 25'x 10'x 20' None
R-2 15 dulac 20 000 sf 2 stories(24') 25'x 10'x 10' 50%lot"
R-3 22 du/ac 20 000 sf 2 stories(24') 25'x 10'x 10' 45%lot,
R-0ICB� SO dulac 2 acres 30 maximum 30'x 10'x 20' None
R-MHP — 5,000 sf _ 2 stones(24') 40'x 15'x 15' None
Source.City of Palm Springs Zoning Code,2006
Slight modificabons are required on comer lots.
"May include balconies,terraces,roof decks patios,landscaped areas etc
Maximum density,is determined or controlled by the General Plan land use designation
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The most pertinent development standards that affect the construction of
new housing in Palm Springs include:
Deusif}' The City's residential density standards are typical
for communities in the Coachella Valley and are sufFicienr co facilirate
and encourage the construction of housing for various income levels.
For instance,over the past few years,the City has developed affordable
housing at a wide range of densities, ranging from a low of 19 units
per acre to a high of 35 units per acre. These housing densities are
allowed and achieved in the R-3 and R-4 zones. Affordable housing
jhas been built at various density levels in the Vista Del Moore, Vista
Serena, Coyore Run, Vista Sunrise, and Vista Del Sol projects.
Parkhkq SlewdeiFds• City parking rcquiremencs are designed to ensure
that on-sire spaces are available to accommodate vehicles owned by
residents. According to the 2000 Census, the average homeowner in
Palm Springs has 1.6 vehicles;the average renter has 1.3 vehicles.The
City's Zoning Code requires that two parking spaces be provided per
single-family units. The City requires multiple-farnily units to have
1 primary space for studio units, 1.5 spaces l'nr two-bedroom units,
and 0.75 space per bedroom for larger units. One space must be
covered,but not unclosed by a garage.Multiple-family Housing must
have 1 guest parking space for each 4 units.
Open Space Standards.The City's open space requirement for single-
family homcs'is regulated by lot size and coverage.However,to ensure
quality development and adequate open space for multiple-fancily
housing;R-2 and R3 zoned land must dedicate 45 percent of the lot
for open space.To mitigate potential constraints, the City allows the
developers to include balconies,terraces,roof decks,patios,landscaped
areas, and other similar areas in-lieu of dedicated open space. This
requirement has clearly not constrained the production of affordable
housing; half of the affordable housing units built since 1998 were
subject to R-2 and R-3 standards.
Last Size Slranclewth. Presently the City requires a minimum lot size of
0.5 acre for multiple housing projects in the R-2 and R-3 zones and 2
acres for projects in the R-4 zone. These lot sizes help facilitate
affordable housing. Typically, affordable housing developers desire
larger lots of 1.5 to 2.0 acres, because they allow for a project size of
40 to 60 units, help to realize economics of scale, and help secure
competitive state and federal funds for housing.Lot sizes do nor limit
the potential for affordable housing commensurate with the City's
housing goals for 2000-2006. The City has 33 vacant parcels zoned
for high density housing. Of this total, 18 parcels are presently two
Palm Springs General Plan I Housing Element—FICA Review OVA(20) MUMOc _ Page 3-27
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CITY OF PALM SPRINGS
GENERAL PLAN
acres or larger in size and could accommodate more than 1,800
units—far surpassing the City's affordable housing needs.
Regulatory Inccntives
The City has several planning cools to facilitate and encourage housing
projects. The two primary means are Planned Developments and Minor
Modification as described below and summarized in Table 3-15. for
comparison purposes, an applicant can also apply for a variance.
Minor Aluelificrsliov. The Planning Director may allow a minor
modification in development standards to facilitate housing projects.
Approximately 50 minor modifications are approved each year.
Modifications include the reduction of yard and landscaped open
space, lot area and dimensions, parking space requirements, and
others.Approval is based on the finding that thc'minor modification
will nor have a detrimental effect upon adjacent properties. The
findings are similar to those of a variance.The Housing Plan proposes
changes to make minor modifications more feasible to grant.
Detaaity Bonus. The City approves density bonuses for residential
projects that add up to 25 percent of the units in a project otherwise
allowed for in a particular zone when affordability targets are met as
specified in scare law. The City does Thor have an adopted density
bonus in place,so the City approves such'requescs in compliance with
stare law.The City is allowed to enact a density bonus ordinance with
additional incentives above the minimum specified in state law, but
nor more restrictive.Senate Bill 1818 amended stare law,by lowering
the affordable housing requirement and increasing the bonus and
incentives.Density bonuses are discussed in the Development Review
Committee and during the pre-application phase.
PlawiedDe velopnreizt(PD).The Zoning Code allows PD Districts to
foster and encourage innovative design,variety and flexibility in land
use and housing types which otherwise would not be allowed in other
zoning districts. Oensiry under the PT) disrricr is allowed by coning
and the General Plan, but may be increased if the district assists the
City in meeting its housing goals as set forth in the Housing Element.
The form and type of development on the site must be compatible
with the existing or planned development of the neighborhood. The
PD requires approval by the Planning Commission and City Council.
f2v-iance. A variance may be granted for a parcel wArh physical
characteristics so unusual chat complying with the requirements of The
Zoning Code create an exceptional hardship to the applicant or the
surrounding property owners. The characteristics must be unique to
the property and, in general, nor be shared by adjacent parcels. The
Page 3-28 071201061 Housing Element—HCn Review Draft (2M)I Palm Springs General Plan.
HOUSING ELEMENT
unique characteristic musr pertain to the land itself, not to chc
structure, its inhabitants, or The property owners. Like a Planned
Developmcnc District,a variance also requires both approval from the
Planning Commission and City Council.
Table 3-15
Regulatory Incentives
Sample of Reductions in Standards _
Yardsl0pen
Procedure Density Space Lot Area Parking Approval
Minor No Up to 20% Up to 10% Up to 10% Planning
Modification Director
Density Bonus Provision 25%to 50% Depends on requested concession By-Right
Planned allPlan Limitedby No limit No limit No limit Planning
Development General Commission&
variance Limited by Depends on topography City Council
General Plan
source,City of Palm Springs Zoning Code 2006
The City of palm Springs lhas utilized"each of these mechanisms to facilitate
the development of recent affordable(housing projects in the City, including
Coyote Run, Villa Del Sol, Vista Serena, Vista Del Monce, and otters.
Housing for People with Disabilities
Section 65008 of the Government' Code requires local governments to
analyze potential and actual constraints on housing for people with
disabilities, demonstrate efforts to remove governmenral constraints, and
include }programs to accommodate people with disabilities. Prior to the
Housing Element update, the City conducted such an ,Analysis of
Impediments to Fair Housing, the findings of which are summarized Below.
The Housing Plan contains proactive programs to address recommendations.
California law(Health and Safety Code, § 1500 et seq.) requires That group
homes serving six or fewer persons be (1) treated the same as any other
residential use,(2)allowed by right in all residential zones,and(3)be subject
to the same development standards, fees, nixes, and permit procedures as
those imposed on the same Type of housing in the same zone. Although the
City defers To scare law on how To site group Homes, the City desires to
develop an ordinance which mirrors protections in start law and sets forth die
conditions and permit process to allow larger facilities in The community.The
Housing Plan secs forth a program to address This issue more fully.
State law also requires chat cities facilitate the development of housing for
homeless people by ensuring that adequate sites, appropriate zoning,
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I permitting process,and building standards facilitate such uses.The City has
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one emergency shelter(Nightengale Manor).Episcopal Community Services
provides 34long-term transitional beds and 40 permanent supportive multi-
bedroom residential units.The Housing Plan contains a program for die City
to specify the zones,development standards,and conditions for allowing and
operating emergency shelters and transitional housing in Elie City.
Cities that use federal funds for the construction and rehabilitation of housing
must ensure that at leasr 5 percent of the units are accessible to persons with
mobility tmpairmems and an additional 2 percent of the units are accessible
to persons with sensory impairments.Multiple-family housing must be built
to include certain specifications. The federal government also recommends
that the design, construction and aherarion of housing incorporate, as
practical, "visicability- concepts. The City of Palm Springs enforces all
accessibility standards required by federal and state law.
Certain residents have greater difficulty finding decent, safe, and affordable
housing due to medical conditions. This includes seniors, people with
disabilities,and persons living with HIV and/or AIDS.The Iousing Plan secs
forth programs to encourage and facilitate the development of housing for
disabled people,seniors, and people living with HIV and/or AIDS.The City
recently constructed the Vista Del Monte 2roject for seniors and is pursuing
the Vista Sunrise project for people with HIV and/or AIDS.The City plans to
amend its Zoning Ordinance to facilitate group hones as well.
Palms Springs hams established an insticucional framework to further fair
housing opportunities. The City's American with Disabilities (ADA)
Coordinator is responsible for: (1)assisting the City with ADA compliance in
new development, building modifications,and public right of way contracts;
(2)reviewing plans for compliance in the design and construction of accessible
facilities; (3) participating as a member of the Architectural Review
Commictec to check disabled access features in new developments; (4)
preparing and maintaining the City's Trausition Plan; and (5) serving as a
liaison to tie Human Rights Commission as needed.
Building Codes
Palm Springs adopted the 2001 edition of the California Building Code,
based on the 1997 Uniform Building Code with local amendments,The Cade
is a set of uniform health and safety codes covering building, electrical,
mechanical, plumbing, fire safety, and other issues which are considered the
minimum acceptable standards for health and safety.The California Building
Standards Commission updates these codes rtiennially based on updates to
uniform codes adopted by professional associations.
All cities are required to adopt the California Building Code. However, as
allowed by state law, jurisdictions may adopt revisions to address local
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topographic, climatic,or hazards within LIME community,provided char the
local codes still adhere to the srate's minimum standards, The City has
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adopted minor amendments to address fire hazards, scisnhic conditions,and
i other conditions unique to the desert environment. These codes have not
! deterred the construction of affordable housing in Palm Springs,
The Warrcn-Alquisc Act requires chat all new buildings ronscrucred in
California must meet energy effrcienry standards contained in Tide 24,Pact 6
of the California Code of Regulations. The California Energy Commission
adopred new standards in 2000, which were incorporated into the Cicy's
building codes.In short,developers must meet minimum energy conservation
standards in new housing through either a prescriptive or performance
approach.With either of these options, mandatory components must still be
installed,such as minimurn insulation,IIVAC and water hearing equipment
efficiencies, and other requirements.
The City has established a Building Board of Appeals to provide for
reasonable interpretations of the Municipal Code and to hoar appeals of
decisions or actions of the Director of Building and Safety. The Board is
appointed by the City Council and adminrstcrs rules and regulations for
hearing appeals and conducting its business.The Board's decision constitutes
final administrative action effective upon the date the decision is rendered.
The Building Board of Appeals hears all matters, including those affecting
access to buildings by people with disabilities. .
In summary, the City has adopted various building codes to ensure the
construction, maintenance, and improvement is conducted in a sound
manner. Since these codes are required by state law and the Ciry has nor
adopted codes more stringent than in other cities, the Cicy's building codes
and their enforcement, do nor present a constraint ro the feasibility of
developing, maintaining, or improving housing in Palm Springs.
Permit Approval Process
The City uses a standard development review process to ensure chat
residential projects arc of high quality construction and design. The
timeframe for processing proposals depends on the complexity of the projeer,
the need for legislative action,and environmental review.Table 1-16 and the
text below describe the steps to process housing proposals.
The housing permit approval process begins with the application review
phase. Per the Permit Streamlining Act, the City has 30 days to deem a
projccr application complete or incomplete. Completed proposals are
scheduled for the Cicy's interdepartmental Development Advisory Board for
review and recommendation of conditions of approval. This seep is followed
by architectural review and environmental review, if required. Projects are
approved by the Planning Commission via consent calendar unless a
Palm Springs General Plan I Housing Element-HGD Review Draft(2�w)1 712017no5 Page 3.31
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t discretionary permit is required or legislative action (e.g., Gcneral Plan
Amendment or Zone Change)is required by the Ciry Council.
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If a housing project does not require a discretionary approval (four or fewer
dwelling units requires plan check approval only) the average time for
processing lain check is four to eight weeks. If doe project requires a
P g P ' g P j'� q
discretionary approval, the average processing time is eight to twelve weeks.
If the project requires a legislative act by The City Council such as a General
Plan .Amendment or Zone Change in conjunction with the discretionary
project,an additional five to six weeks is typically required for staff to review
the project and prepare associated staff reports. If an EIR is required, the
processing of the project could take up to a year.
Table 3-16
Residential Development Approval Process
Steps Required Single-Family Project Multiple-Family Project
Pre-Application 2-3 weeks 2-3weeks
_ Completeness review 3-4 weeks 3-4 weeks
Architectural Review 2-4 weeks 2-4 weeks _
Environmental Documentation None 2 months;Tribe reviews
Tribal Commissian Review None during this period
Planning Commission 2-4 weeks altar Arch.Review 1 month
Total timeframe 4 months 6 months
Source,city of Palm Springs Planning Department,2005
To mitigate the entitlement cosrs for affordable housing projects, the City
expedites dic review for proposals for affordable and/or elderly housing.
Expedited review processing can be concluded in fnUr cc six weeks. In
addition, the Building Department also has a fast tract: process to
expenditure the review of plans and issuance of building permits.
Architectural Review
The City requires architectural review for all single-family housing located
major thoroughfares,hillside developments,mobilchome parks,and multiple-
family housing.The Planning Commission Architectural Advisory Committee
examines the material submitted with the application and specific aspects of
design to determine whether the project will provide a desirable cnvironmcnc
for ics occupants as well as bein compatible with the character of adjacent
and surrounding developments,and whether it is of appropriate composition,
materials, textures and colors.
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Conformance is evaluated, based on consideration of the following!
jSite hLyour,orientation,location of structures,and relationship to one
another and to open spaces and topography
l Harmonious relationship with existing/proposed adjoining uses
l Plcighc, area, setbacks, and overall mass, as well as parrs of any
structure and effective concealment of mechanical equipment
Building design, materials, and colors to be symparhedc with desert
surroundings
Harmony of materials, colors, and composition of elements of a
SCruCtllre
Consistency of composition and treatment
Location and type of plants with regard for desert conditions, and
preservation of specimen and landmark trees upon a site
Signs and graphics, as understood in architectural design including
materials and colors.
The Planning Commission Architectural. ,Advisory Committee makes
recommendations to the City Planning Commission, which reviews the
project in its entirety. Public hearings are only required if they are in
conjunction with another entitlement that requires a public hearing (e.g.,
subdivision, planned development, variance, etc.) or if the project requires
preparation of an environmental document. All ocher architectural reviews
are placed on the consent calendar for die Planning Commission.
Architectural review requires one to two months for single-family homes and
three to six months formulciple-farriily homes.The fee is nninor.Architectural
review occurs simultaneously with the permitting process and does nor
lengthen the approval process. The City also uses a "focused entitlement"
process to expedite review of affordable housing. Given recent approvals of
affordable housing in Palm Springs, archirectural review is not deemed to
unduly constrain the production of affordable housing.
Development Fees
Palm Springs,like ocher communities throughout the region,charge various
fees and assessments to cover the cost of processing development pennirs and
ensuring that adequate public facilities and services are available to support
residential developments.Table 3-17 provides examples of development fees
for residential construction for single-family and multiple-family homes.
As shown below,development fees range from$14,000 to$26,000 per units
depending on the size of the project,density,its location,whedier the project
is located in environmentally sensitive areas or requires water surcharges.City
fees arc generally comparable to ocher local jurisdictions and are not
Palm Springs General Plan I Housing Element—HC Review Draft(2M)l nsoimm Page 3-33
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GENERAL PLAN
considered co be a constraint to the development ofaffordablc or marker rare
housing,alrhough they do contribute To Tie final cost of the project.
The City makes a concentrated effort To waive fees for affordable housing
projects.For the Coyore Run project,the City waived more Than$207,000 in
park fees and art in-lieu fees while The County also waived TUMF fees,
resulting in a reduction of 20 percent of fees charged by local government.
Other affordable housing projects are entitled to The same fee waivers. Thus,
the fees are not considered To constrain the production of affordable housing.
Table 3-17
Residential Develo ment Fees
Single-Family Condominium Apartment
City Fees Housing Project 24-Unit Project 66-Unit Project
Planning Fees _ $873 _ $8,632 $3,303
Engineering Fees $1,037 $7,133 $12,355
Building Fees $1,362 $171.469 $316.621
PubhcArt(1l4%_value)• $563 $14,304 $17,71V
Parkin-lieu" $2.500 $52,872 $149,028-
ConstructlonTax $1.162 ~S29;280 $25.467
other Agencies
County Drainage Fee None $25.0513 None
Wate $5,000 $130,000 $85,000
_Sewer($2,408 per d u) $2,408 $57.792 l$158 928
Regional TUMF" $794 $13.392 $40 672'
School !2. 5 pers.f) .S5,177 $118,800 $113,188
Total $20,876 _ $628,730 $922,278
Per Market Rale Unit $20.876 $26,197 $13,974
Reduction for Affordable Projects S207,422
Source City of Palm Springs Building beparfinent,2005
Fees waived for housing affordable to law income households
Pro eels may re uire site-specific environmental assessments,not included in above totals
Taken c0gether,fees are not considered To be a constraint to the production of
housing,including affordable housing,within The Cicy of Palm Springs.The
California Gavernmcnr Code allows jurisdictions to charge fees co recover the
escianaced reasonable costs of providing services and The Ciry has recently
conducted a comprehensive update of all Ciry fees co ensure reasonableness.
Furthermore, cities may also charge impact fees to cover The marginal costs
imposed by new development,The City charges these fees and has performed
the appropriate nexus studies rn justify rhr amounr charged
Market Demand
Land costs mcludc The costs of raw land, site improvements, and all costs
associated with obtaining government approvals.The supply of undeveloped
Page 3-34 071201061 Housing Element-HCO Review Oran (2,,d)I Palm Springs General Plan-
1
I
HOUSING ELEMENT
I
laud has historically not been a constraining factor to development in Palm
Springs, although the cost of the land is bccoming a constrainr Factors
t affecting the costs of land include; overall availability within a given
I
subregion; environmental site conditions; public service and infrastructure
I availability; aesthetic considerations such as views, terrain, and vegetation;
the proximity to urban areas; and parcel size.
I
Residential land in the Coachella Valley has been and remains relatively
affordable compared to land prices in other Southern California markers.
However, increased demand for housing due co population growth and in-
migration will continue to place significant upward pressure on land costs,
particularly in Pahu Springs and ocher upscale resort communities
Developers may respond to rising land costs by decreasing die size oflots and
houses to market a lower pricer)product,or by increasing the size and options
of houses to maintain prices to compensate for increased land prices.
According to Marker Profiles,the raw cost of land for a hyporhecical 100-unit
development of single-family, detached housing, with a lot size of 7,200
square feet per unit ranges from $6,120 to $F'38,150, while a finished lot is
valued from$39,120 to$78,150.The cost of multiple-family residential land
depends on the improvements on die site, the density, and location, and
suitability for residential development.The Redevelopment Agency estimates
that vacant multiple family residential land is,valued at $3.63 to $63.83 per
square foot,or an average of$G 160,000 per acre,based on assessments of sites
for recently built affordable housing projects.
Although the City does not set land prices,land use politics regulattug allow-
able density impact the cost of each dwelling unit. The use of density bonus,
developer incentives, or construction at the upper end of the permitted
density may compensate for the increased land costs. Large-scale developers
buying sizeable tracts of land also experience economics of scale in the cost of
land.As land costs in Palm Springs are generally comparable to or lower dian
adjacent cities, land costs do not constrain the development of market-rate
housing.Land costs do influence the financial feasibility of die production of
affordable housing, but the City regularly provides assistance in the form of
selling land at below market rates to nonprofit developers.
Labor costs are usually two to three times the cost of materials, and thus
represent 17 co 20 percent of the coral cost of a new home. Labor costs are
based on a number of factors,including housing demand,the number of con-
tractors in the area,and union status of workers. However,state law requires
the payment of prevailing wages for most private projects built under an
agreemenr with a public agency providing assistance to the project,except for
certain types of affordable housing. All cities are affected by these laws. In
any case,Palm Springs does nor have a minimum wage standard in excess of
federal law and faces the same labor market as other surrounding cities.Thus,
labor costs do not constrain production of affordable housing in Palm Springs,
Palm SpdngG General plan I Housing Element—HCG Review Draft(2nd) mmzoca Page 3-35
7GENERAL PLAN
Recent data from Market Profiles indicates that construction costs can consti-
tute 43 to 48 percent of die cost of single-family detached home.According
to a survey of recent housing projects, the square footage costs of new
horning average$100 per square foot for a single-family detached unit and
an average of,$60 per square font for a stacked flat single-family unit (with
no garage). The cosy includes land, site improvements, overhead, profit,
governmenr fees,and financing.State law allows cities to authorize the use of
lower-cost alternative materials and construction merhods if the proposed
design is satisfactory and the materials or methods are ac least equivalent to
that prescribed by applicable building codes. Factory-built housing may
provide lower priced products by reducing labor and material costs.
Housing affordability is also largely determined by interest rates. First-time
homebuyers arc most impacted by financing requirements.Mortgage interest
races for new home purchases arc approximately 6,ro 7 percent.Lower initial
races are available with Graduated Payment Mortgages(GPMs),Adjustable
Rate ,Mortgages (ABMs), and Buy-Down Mortgages. However, variable
interest race mortgages on affordable homes may increase to the point of
inreresc rates exceeding the cost of living adjustments, which is a constraint
On the affordability of new housing. Although rates are currently low, they
can change significantly and impact the affordability of the housing stock.
Financing for construction and long term mortgages is available in Pahn
Springs subjecr to normal underwriting standards. However, a more critical
impediment to homeownership involves credit worthiness. According to the
Federal Iousing Auchorlry,lenders consider a person's debt-to-income ratio,
cash available for down payment,and,credic history,when determining a loan
amount.Many financial institutions are willing to significantly decrease down
payment requirements and increase loan amounts co persons with good credit
rating. 'Persons with poor credit rarings may be forced to accept a higher
interest race or a loan amount insufficient to purchase a house.
Clearly,the cost of land,labor,construction materials,and financing do affect
the financial feasibility of housing,in particular the construction of affordable
housing. However, given that Palm Springs often grants land to affordable
housing developers and contributes significant fiiuding,these market factors
have not proved ro constrain the production of affordable housing.
MOUSING NEEDS AND RESOURCES
Regional Housing Needs
Every five years,Elie California Department of Finance's makes projections of
statewide housing need. This projecrion is disaggregaced into regions of the
state by the Department of Housing and Community Development(HCD),
the agency responsible for guiding statewide housing planning. HCD is
Page 3-36 07/20/061 Housing Element-HCD Review Oran (2na)I Palm Springs General Plan.
HOUSING ELEMENT
responsible for working with Councils of Governments (COGS), which
represent cities,to address housing needs in each community. Palms Springs,
along with over 200 local governments, is represented by dic Southern
t California Association of Governments (SLAG),
t
i
t SCAG prepares housing need estimates for each of its 200 agencies. Because
of the size of the southern California region, SCAG works closely with 13
different subregional associations of governments to determine and allocate
i housing needs. SCAG delegated the responsibility to assign specific housing
i need goals to the Coachella Valley Association of Governments (CVAG),
i
i Under this arrangement. CVAG may produce a different allocation of
i housing need than SCAG estimated, provided that the toral subregional
jhousing need assigned co CVACr is not changed.
l
When determining the distribution of housing need among the region,
jSCAG considers a number of planning considerations allowed for in state law.
These include the adequacy of infrastructure and services,availability of land,
market demand for housing,and ocher housing and planning factors. SCAG
also relics on population and employmeac'growth projections provided by
each jurisdiction. These factors provide the basis for estimating the housing
need within each County and the 13 subregionil councils of government
within the larger SCAG region. . ,
SCAG then estimates each jurisdiction's future housing for the shorter
housing element Period, which is eight years. SCAG projects that Palm
Springs will increase by 1,863 households(from 1998 through 2005) based
on population and employment growch,in the city. It is important to note
chat population growth factors are determined by transportation analysis
zones. These zones do nor correspond to property ownership and gross over
parcels owned by the City, private ownership, or the Tribe. Thus the actual
household growth forecasts are larger than they otherwise would be.
Household growth is adjusted by two factors: the demolition of units and an
appropriate vacancy rate.SCAG assumes chat 0.2 percent or 12 of the City's
housing units will be demolished, converted to nonresidential uses, or lust
from the housing stock through redevelopment and other actions. Few
housing units have been demolished in recent years, except for older hotels.
SCAG assumes that an optimal vacancy rare of 5 percent is needed to ensure
adequate housing choices and price compericion. Due ro excess number of
housing vacancies when the planning period began, the City's share of chc
regional housing need was reduced by 373 units.
Total housing need of 1,502 units for chc planning period of 1998-2007 was
then allocared to four household income categories.These income categories
are very low income, low income, moderate income, and above moderate
income. SCAG then used a formula to ensure that chc affordability of new
housing is 25 percent closer to the income distribution of households in the
Palm Springs Gona ml Plan I Housing Element—HCn Review Oran(2nd)1 nzo= ^ Page 3.37
CITY OF PALM SPRINGS
GENERAL PLAN
southern California region. This formula, called the"lair share"adjustment,
helps to avoid the over-concentration of lower income housing in any one
community.Table 3-18 provides a summary of the City's 1998-.2007 regional
housing needs allocation for Palm Springs.
Table 3-18
Regional Housin 1 Needs Allocation, 1998-2007
Household Income Definition(Percent
Levels of County MFI) I Total Units
_Very Low Less than 50% _ 383
Low 51%to80% 260
Moderate 81%to120% 289
Above-Moderate Over 120% 570
Total 1,502
Source Soulhern CahFomia Associafion of Governments
The California Deparcmenc of Housing and Community Development allows
jurisdictions to count four types of housing credits toward meeting their share
of the region's housing need. These include:
Actual number of housing units built and occupied since the planning
period for the housing element'officially began on January 1, 1998,
and projects approved for construction;
,Rehabilitation of substandard 'units that would otherwise be
demolished and cakes our of the City's affordable housing stock
subject to suingenc-qualifying regulations;
Preservation of affordable units char were created through
governmental subsidies char are at risk of conversion by either
purchasing or extending the affordability covenants on the units; and
Designation of adequate vacant and underutilized sires with zoning,
development standards,services, and public facilities in place so chat
housing could be built during the planning period.
Mousing Production
Since the housing element planning period began in January 1, 1998, the
City of Palrn Springs has experienced a significant housing boom resulting in
the approval and/or construction of several thousand new homes.Market race
projects include more than 1,600 single-family homes and 838 condo-
miniums. As such, the City has completely addressed its need for above-
moderate income housing.
Page 3-38 071201061 Housing E",t-HCo Review Draft (2M)1 Palm Springs Genemi Plan.
HOUSING ELEMENT
Colwe Run
Pictured here,Coyote Run is a national-award-winning z arcment complex
consisting of one, two, Three, and four-bedroom units for very low and low
income households developed by the Coachella Valley Housmg Corporation "srtr
(CVHC) and funded through a City laud donation and multiple financing "` 2LI
sources. Construction has begun on Coyote Run 2, an expansion of the
original project. Coyote Run 2 will provide 66 units of housing affordable
for lower income families, of which 40 are affordable to very low income y
households.The project will be built on an adjacent 6-acre site,zoned 0-5,
at 11 units per acre. The City contributed $$1.3 million in cash and land .,
coward this project.
Coyote tun
Vista Del Movie .
As a retirement community, facilitating affordable housing for semors is a
significant priority for the City. Completed in 2001, the Vista Del .Monte is
a 52-unit cooperative,which offers homeownership opportunities for seniors.
The projecr is deed restricted as affordable to very low income seniors. The
project is located on a vacant site previously,zoned R-2 and is built ac a k
density of approximately 19 units per acre,To facilitate the project,the City
RDA sold 2.72 acres of land at a subsidized race to Vista Chino Senior
Housing to help make the project financially feasible to build. The present
affordability covenant runs cill 2026.
Vsta Del Monte
V%stel Sunrise
Vista Sunrise is an 80-unit apartment project affordable for very low income
residents living with IIIV/A[DS.,The City designated the site as a Planned
Development to allow.appropriaic flexibility in development standards for _ l
C�
the project. Project financing includes $$1.5 txxillion in HOME funds from -"M I '=�"'=�•:.;:,
Elie County of Riversidc,a 4 percent Low Income Housing Tax Credit, and ` I pa t=r
approximately$$6 million in financing from the California Housing 1 inane _ ,lM.....,
Agency.To facilitate this project, Palm Springs contributed $1.3 million in
cash, 1.2 acres of land, and the waiver of park, transportation, and ocher Vista Sunrise
fcc5.Building construction is slated in 2006,The projccc is anticipated to be
built at 28 units per acre-
Cotton WondlChuck?Wall t
The Palm Springs R-DA
n activc in
single-family homes, which sare eaffordable tos low nand moderate income i li;'+�
households in the community 'Through the Coachella Valley Housing
Corporation self-help housing program,nine single-family homes were built
on R-1 zoned land and occupied by very low income households in 2002,
The City provided approximately $300,000 in Redevelopment Housing
Setaside funds for the project.The second major initiative underway is in the Cottonwood/Cbrecktvalln
Palm SPdngs General Plan I Housing Element-HCD Review Draft(2")l]no,7006 page 3-39
CITY OF PALM SPRINGS
GENERAL PLAN
Desert Highlands neighborhood.The City has acquired 12 single-family lots
from CVHC and County of Riverside to facilitate development of single-
family homes. The homes are anticipated to sell for$230,000,
Markel i`RafeApartrnentc
Several multiple family projects were built or approved since 1998.The 105-
unic Villa Del Sol project was built on R-3 zoned land at a density of 35 units
per acre. The rents were all affordable co moderate income renters. To
facilitate this project, the City approved a conditional use permit since the
project is located in die Resort Overlay District, and granted administrative
modifications to reduce the number of parking spaces, setbacks and yard
space. The City also recently approved three fourplex projects on 8,000- to
10,000-square-foot lots at medium density residential. Property owners
indicated that asking rents will be$125 per square foot,or$1,125 fora 900-
square-f001 unit and$1,375 for a larger 1,100-square-foot unit. These rear
levels are affordable to low and moderate income households in Palm Springs,
Housing Preservation
Since the housing element planning period began in January 1, 1998, the
City has also undertaken an aggressive program to rehabilitate and preserve
many of its mobile home parks and subsidized aparcnhencs. However, none
qualify under AB438 as new construction.
Sahara Mobilehorne Park
The Sahara Mobilehome park is a 254-space park in Palm Springs. While
properly maintained,the park is nearly 50 years old and needs rehabilitation
and modernization.To flCilitare that effort, the City Redevelopment Agency
will enter into an owner participation agreement (OPA) with Millenium
Housing co rehabilitate the Sahara Mobile Home Park. The City RDA, will
commit approximately$450,000 in Redevelopment Housing Set-aside funds
to the mobilehome prolecr. In return, Millenium will commit 50 percent of
Elie units(127 spaces)as affordable to very low and low income units for no
less than 55 years for retinal units and 45 years for owner-occupied units.
F/Doren% A1obilehorne Park
1n 2000,the City was notifed iliac the owners of the El Dorado Mobilehomc
Park wished to convert the park from rental to ownership status.To facilitate
that effort, the Redevelopment Agency assisted tenants of the El Dorado
Mobile Home Park to buy land in advance of the conversion of the park to
condominium ownership, During this planning period, the Redevelopment
Agency assisted 17 moderate-income purchasers at a cost of$85,000 as well
as provided $$39,000 to low income renters for their income certifications.
Page 340 07/201061 Housing Element—HCD Review Draft (2ny I Palm Springs neneml Plan
HOUSING ELEMENT
r
t The park received $1 million from the Mobile Home Park Resident
t
� Ownership Program (MPROP) funds to ttssisE low income purchasers.
fleni'lage Apartvnena and 2iingtdtz Covert Apartments
The Heritage Apartments is a 136-unit apartment complex diac offered low
1 rents for manure adults. In 2000, Elie complex required a significant number
i
of repairs to remedy deferred maintenance. The Ciry entered inro an owner
participation agreement in which the City provided .$450,000 in
Redevelopment IIousing Set-Aside monies in return for a covenant thaE 68
units would be reserved for very low income households until 2026. In 2005,
the City conducted a Tax hquiry Fiscal Responsibility Hearing for the
proposed issuance of$12 million in Mortgage Revenue Bonds for Taliquicz
Court Housing.The bond agreement will require char the affordability of Elie
108 aparcmenE units will be extended from 208 2673. The owners are
applying for a low income tax credit for additional funding.
Table 3-19 shows that Palm Springs has met all of the above-moderate
income requirements for housing and one-third of its lower and moderate
income requirement of the Regional Housing Needs AssessmenE,
Table 3.19
Remaining Regional Housing Needs Allocation,June 2006
Above
ProjectslRHNA. . Lower Moderate Moderate Total
1998.2007RHNA - '643 _ 289 570 _ 1,502
Coyote Run II(built) 65 0 _ 0 65
Vista Del Monte(bull[)` 52 0 0 52
Vista Sunrise(under conslruchon) 80 0 0 80
Desert Highland(builtlapproved) 9 12 0 21
_
—Four Villa Del Sal(built) 0 105 0 105
plexus(under construction) _ 6 6 0 _ 12
Single-Family Home 0 0 1,600 1,600
Total Credits 212 12.3 1,300
Remainder 431= 166 0
Source Soulhem Caldomia Association of Govemments.City of Palm Sprigs
=All unik aHnrdahle.in very low income Coyote Run is a mix of low and very law.
Land Ir(ventory
As part of the (general Plan update process, a comprehensive inventory of
land was undertaken to idenrify suitable sites for multiple family housing.
Additional land was available for single-family homes, rhough it is not
included since the above-moderate income housing allocation (e.g., single-
family homes) has already been satisfied for the housing element planning
Palm Springs Genoral Plan Housing Element—HCD Review Draft(2rj 17,0,cM Page 3-41
TCITY OF PALM SPRINGS
GENERAL PLAN
period. From the many vacant and underutilized sites in Palm Springs, the
final land inventory made the following refinements:
Only vacant sites were used,not underutilized,so that projects would
r not be contingent on market conditions chat recycling be feasible;
I
r Sites were free of environmental constraints.
Sites had adequate sewer and water infrascructures, so chat
i development could likely proceed within the planning period
Sites were not on Tribal trust lands.
$ices were generally large, close to one acre in size, so as to facilitate
I quality residential projects.
l
I . Sites had a General Plan designation as medium or high density, the
1 density that has been achieved for other housing projects affordable to
i
moderate and lower income households,
Site capacity is limited to that allowed by the underlying zone,not the
j (general Plan land use.
Several assumptions were made to determine the potential density of the
parcel and whether the density would be sufficient to support the production
of housing affordable to very low,dow,and moderate-income households.The
General Plan Land Use designation represents the maximum density allowed.
Where the underlying zone allows less density than the Gcneral Plan Land
Use designation, the Gcneral Plan density allowance still applies. But for
conservative estimates, we are assuming density of the underlying zone.
The land inventory ideritifics 42 parcels iliac could support multiple-fancily
housing and that meet each of the seven feasibiliry tests detailed above.
Figure 3-2 illustrates the location of each parcel and Appendix A provides a
derailed description of each parcel, the allowable density, as well as the
corresponding level of housing affordability assigned to that parcel.
Page 342 07/20/061 Housing Element—HCn Review Draft (2M)I Palm Springs General Plan.
MOUSING ELEMENT
Figure 3-2 Housing Opportunity Sites
Palm springs General Plan l I•lausing Elemont—HCD Review Gran(2^d)l rrsorsooe Page 3-43
CITY OF PALM SPRINGS
GENERAL PLAN
Tlais page inlentionally left blank.
Page 3-44 i1TROM I Hau;ng Element—HCC Review Draft (2nd)I Palm Springs General Plan
HOUSING ELEMENT"
Table 3 20
Palm Springs Vacant Residential Land
General Present Acreage of Allowable Number of
Plan Zone Sites Density Units
HDR R3 4.4 22 97
FOR R4 27.5 30 824
IiDR RGA 5.0 8 40
MDR R2 23 14 32
MU C1 3 3 15 _ 50_
MU R2 36 _ 15 _ 53_
MU R3 72 15 108 _
MU RGA 14.0 15 210 _
Total 67.2 1,414
Scum City of Palm Springs
Prior analyses showed chat housing affordable to low income housing could
be achieved on multiple-family sites ac a minimum density of 19 units per
acre, which corresponds to R3 and R4-zoned sires Meanwhile, medium
density residential sites zoned R2 and all mixed/multi-use sires,both of which
allow residential development at approxiaiatcly 14 to 15 units per acre, are
considered to be sufficient for moderate income housing.
Table 3-21 shows the 1998-2007 RHNA, credits for new conscrucrion, and
the assignment of potential units to affordability levels as described above.
Subtracting out units built and vacant sire capacity, the Cicy has adequate
sites to fulfill•rhe remainder Wits 1998-2007 regional housing needs.
Table 3.21
Compliance with the 1998-2007 RHNA
Housing Affordability Levels
Very
Construction Credits Low Low Moderate Above
Regional Housing Needs 383 260 289 _ 570
Now Construction 191 21 123 _ 1,500
Remaining Need 192 239 166 0
Vacant SiteCapaolty _ 920 211 210 _
Remaining Need 0 0 0
Spume City al Palm Slings
Palm Springs General Plan I Housing Clement-HC0 Review Draft(2M)1712012006 Page 3-45
CITY OF PALM SPRINGS
GENERAL PLAN
Site Suitability
The primary environmental issues that may impact future development of
residential units in the City include seismic hazards, biological resources,
drainage and flooding concerns, and water and sewer infrastructure.
Seismic Concerns
Like the entire Southern California region, the City is located in an area of
high seismic activity predominated by northwest-trending faults of every type
and orientation. Palm Springs' proximity to major fault zones subjects die
area to surface rupture, ground shaking, and ground failure. Structures in
Palm Springs must be designed to withstand seismic events. However, all
tides in the Coachella Valley must be designed to comply with the same
seismic safety standards. Palm Springs regulations areno more stringent than
other communities, thus the cost of improvements does not place Palm
Springs at a competitive disadvantage chat would deter the construction of
housing fora range of income levels.
Biological Resources
The Multiple Species Habitat Conservation ' Plan (MSI-ICP) under
development by CVAG is designed to assure the conservation and long-term
protection of biological resource areas as a valuable and important part of the
mix of land uses. Whilc Elie MSHCP would preserve the foodhills and
mountainous areas where future development is already constrained by
topography and ocher constraints,it also proposes to conserve lands near and
similar in character to chose already dcvdoped. The MSHCP could
potentially affect thousands of acres of land in Palm Springs.However, higher
density housing in Palm Springs is slated for the urbanized area,which is nor
subject to the MSHCP and thus the Plan does not constrain affordable
housing development-
Drainage and Flooding
Whitcwater River is the principal watercourse flowing through the City.With
the river forming Palm Springs' eastern boundary with Cathedral City, a
substantial portion of the City adjoins the floodplain. The Tahquiu Creek
area south of the urbanized portion of the City also provides a flooding
hazard.Structures in areas subject to periodic flooding require site mitigation.
These types of improvements are common for die southern California area
and any additional construction costs would not constitute a unique
constraint to the production of housing. Higher density housing,which has
the highest likelihood of providing affordable housing, is primarily
concentrated in central downtown Palm Springs,which has the greatest level
of flood protection already in place-
Page 346 071201061 Housing Element—HCD Review Oran (2m)I Palm Springs General Plan-
HOUSING ELEMENT
l
I
I
� Th�ctey hifizrstructua-e
The City has Elie majority of its rims backbone infrastructure in lace As
I Y 1 Y primary place-
part of the development permit process,Elie City requires the provision ofon-
sire and off-site improvements necessitated b develo menr, which may
P Y p Y
I constitute up to 10 percent of the building permit valuation. In most cases,
these improvements are dedicated to the City, which then are responsible for
j their maintenance.While these costs may nor render a project infeasible,they
may affect the affordability of prn)ecr. Vacant sires proposed for residential
development all have basic infrastructure systems already in place.
Desert Witter Agcncy(DWA)supplies high-quality water to urbanized and
planning areas of Palm Springs. The backbone infrastructure for the City is
currently in place, and upgrades of water transmission mains are made as
needed. In some cases,such as for a large master-planned development, the
project proponent may be required to provide backbone water system
improvements up front as a condition of approval. However,for smaller tracts
the developer is usually required to provide on-sire improvements only.
Development impacts are charged for clifierenr zones in the community ro
account for differences in elevation and the need'for water.
Section 14 is expected to accommodate an additional 2,682 homes, 1,070
hotel rooms, and 1.4 million square,feet of commercial building floor area.
The Section 14 Master Plan projects an additional annual daily water demand
of 1.7 mgd and maximum average demand of 3.4 mgd. Currently, the
Section 14 Specific Plan indicates chat"existing water facilities are adequate
to serve the existing couditiorts and can provide adequate domestic service to
new development throughout the section." DWA indicates chat various
improvements are needed to the water lines in Section 14 and the costs are
covered through development impact fees.
Sesuer'Iatfr�aafr-rrctzn^e
The City operates a 10.9 mgd treatment plant that treats effluent to the
secondary level before conveyance ro DWA for tertiary treatment prior to
irrigation or groundwater recharge. The City's sewer treatment plant is
operating at 78 percent capacity and adequately serves existing development.
However, an additional 0.85 mgd capacity along with improvements to the
sewer conveyance syscem will be needed to accommodate fiucure development
in Section 14. The Ciry's Sewer System Master Plan sets forrh a plan to
increase the treatment plant's capacity by 6 mgd and improve the sewer
conveyance system. Impact fees will finance proposed improvements.
Palm Springs General Plan I Hcusmg Element-l•ICn Review Draft(2�-)l rrz m _ Page 3-47
CITY OF PALM SPRINGS
GENERAL PLAN
Financial Resources
The Cicy has a wide range of financial and administrative resources at its
I disposal to assist in the development, rehabilitation, preservation, and
management of affordable housing projects and programs within the City
Community Gievelopinerit Block Grants
The Cicy receives federal and state funding for a range of housing and
community development activities in Palm Springs.The main federal source
of funding is Community Development Block Grants(CDBG).Each year,the
Department of Housing and Urban Development provides the City of Palm
Springs an allocation of$625,000 in funding to perform for a wide range of
housing and communiry development activities. Federal law requires such
funds be spent on programs benefrring very low and.low income households.
Major expenditure categories include public facilities and improvement,
Public services, economic development, and program adininxsuration.
Citli Rede-veloy5mov ruuds
State law requires the City Redevelopment Agency(RDA)to set aside at least
20 percent of all tax increment revenue generated from redevelopment
project areas for activities chat increase, improve, or preserve the supply of
affordable housing.The City presently generates$7 million in tax increment
each year and secs aside $2.1 million'for housing purposes. The City will
spend $1.5 million for capital expenditures for Tahquiez Court Apartments
(e.g., $800,000 at the Low Income Housing Tax Credit bond closing, and
thereafter $200,000 annually for Elie next 10 years), $200,000 for Vista
Sunrise Apartments, $20,000 for Coyote Run Apartments off-site
improvements, $450,000 for Sahara Mobile Home Park, $350,000 for El
Dorado Mobile Lome Park.There could potentially be a deficit for FY 2005-
2006.
Other Private and Public 1;74nds
Development projects within chc Cicy of Palm Springs are also receiving a
number of additional hinds to make the projects feasible. These funds are
provided by public, private, and nonprofit partners. Millions of dollars are
being received through Mobile Home Park Resident Ownership funds,Low
Income IIousing Tax Credits, California hIousing Finance Agency funds,
HOME hinds,Mortgage Revenue Bonds,City General Funds,Department of
Housing and Urban Development Section 202 funds, and many more.
Numerous other public,private,and nonprofit funding sources are available.
The City's Consolidated Plan provides an additional list of funding sources.
Page 348 07/20/061 Housing Element—HCC Review Craft (2M)I Palm Springs General Plan.
HOUSING ELEMENT
Adrninistradve Resources
Palm Springs contraus with a number of nonprofit entines for their
administrative and managerial capacities to help implement City programs or
further housing and community development activities.Other organizations
are also active in Riverside County.These include the fallowing orgamzauous:
Coachella 1 tllep Housz'lq Coetlitios�
Coachella Valley Housing Coalition (CVHC) has constructed nearly 3,000
homes and apartments for low-income households in Riverside Councy.Many
of these projects are located in the eastern portion of the valley. In Palm
Springs, CVHC built the national award-winning Coyote Run I and Coyote
Run 11 projeers, participated in the Chuckwalla/Cottonwood single-family
home projects, and participated in ocher self-help housing projects.
Suntheiw CaI?Torixiu /lousing Developmew Corparettion (So C',L1)
^'ounded in 1991,SoCal's mission is to create affordable housing tom maniacs
that contribute to neighborhood vitality.SoCal Housing presently owns and
manages more than 4,500 units in five counties in Southern California with
more thin 70% of the portfolio available to households earning very low
income.Within Riverside County alone,'SoCal has six properties with nearly
1,000 units, including three projects in the Coachella Valley.
Jamboree Housini('Corporein.o;? UPIC)
Jamboree I•Iousing Corporation (JIIC) is a broad-based nonprofit housing
development company that builds,preserves,and maintains affordable rental
and ownership housing for lower-income families, seniors and others in
California. Jamboree Housing recently purchased and rehabilitated the
Seminole Gardens project, extending the affordability controls. JHC has
established an'in-house Social Services division (located at most affordable
housing projects) to assist residents in maintaining their self-sufficiency.
Speciezi Needs Groups
The City of Palm Springs also relies on a number of nonprofit organizations
to provide services for people with. special needs. This includes Catholic
Charities(homeless services), Desert AID(people living IIIV and/or AIDS),
senior services (Mizell Senior Center), ,Fair Housing Council of Riverside
County, and numerous ocher public and nonprofit organizations. The
Consolidated Plan provides a list of service providers in Palm Springs.
Palm Springs General Plan I Housing Element-HDD Rowew Draft(2na)I n2wom Page 3-49
CITY OF PALM SPRINGS
GENERAL PLAN
l
GOAD POLICIES AND ACTIONS
l Providing housing chat fulfills the diverse needs of Palm Springs is a
fundamental priority for the City. This section is essentially the City's
Housing Plan to achieve that goal. The goals and policies contained in the
Idousing Element address Palm Springs' identified housing needs and arc
implemented through a series of actions or programs. Housing actions and
programs include both current City efforts, and new initiatives that address
the City's unmet housing needs. This section provides the goals and policies
for addressing the City's housing needs as well as specific actions to
implement ncc,housing goals and policies-
�HOUSING OPPORTUNITIES
Palm Springs his a diverse population of different ages, income levels,
lhousclholds,and lifestyles,each with different(housing needs and preferences.
As a desirable resort and retirement community, Palm Springs also has a
significant seasonal population with corresponding housing needs. Ensuring
an adequate supply and diversity of housing types can promote an inclusive
community that welcomes all of its residents.
Tailored strategies are necessary to adequately address Palm Springs' diverse
housing needs. in more established urbanized areas of the City, there are
many vacant,and underutilized parcels with opportunities for quality infill
housing. In these areas, ensuring that new housing is compatible with the
surrounding neighborhoods is an important goal. In the Central Business
District, new housing can provide not only increase housing opportunities,
but also be an economic stimulus in the Downtown.
Other areas located outside the urbanized area of Palm Springs—Palm Hills
and the Chino Cone—require a much different housing strategy.These areas
warrant customized policy guidance, as specked in the Land Use Element,
because the Ciry has determined that the preservation of their unique hillside
character is of utmost importance and thus development should be caref idly
guided.Similarly,large planned developments in the community also require
preparation specific plans.
Ensuring an appropriate quanrity, diversity, and price of new housing may
also require financial incentives and regulatory concessions to make feasible
the development of housing affordable to all income levels. Such incentives,
along with appropriate design review standards, must be carefully tailored
and implemented to further citywide objectives with respect to the
producrion of quality and well-designed housing.
Page MI) 07/201061 Housing Element—HCD Review Oren (2nq I Palm Springs General Plan.
HOUSING ELEMENT
GOAD. 1 :
It is the goal of the City of Palm Springs to facilitate a broad range of
housing types,prices,and opportunities to address current and future
housing needs in the community.
Policies
1.1 Provide adequate residential sites to accommodatc new housing
through land use,zoning,and specific plan designations to encourage
a broad range of housing opportunities.
1.2 Maintain a range of housing densities through general plan land use
designations and zoning to facilitate and encourage single-family
homes,apartments and cownhomes,mobJehomes,and special needs
housing.
1.3 Facilitate the production of quality mixed and multi-use pro)eccs on
vacant and underutilized land Ehac are complementary with
surrounding uses.
1.4 Ensure new residential projects are adequately served by park and
recreation,libraries,sanitary and'storm sewers,transportation,public
safety, and other public services and facilities.
1.5 Direct higher density residential uses near major activity centers and
along corridors consistent wirb,adopted architectural and design
guidelines.
1.6 Provide for various regulatory and financial incentives to encourage
well designed housing,special needs housing,and housing affordable
to households of different income levels.
1.7 Support appropriate levels of housing production that meets City
housing needs yet also promotes the vitality of established
neighborhoods and enhanced quality of life.
1.8 Protect established single-family residential neighborhoods from the
transition, incensificarion, and encroachment of uses that detract
and/or change Elie character of the neighborhood.
1.9 SupporE the construction of higher density residential and
commercial opportunities as well as implementation ofinfrascructure
plans sec forth in the Section 14 Master Plan,
Palm Springs General Plan l Housing Element—HCo Review Draft(20)1 l o2on5 Page 3-51
7 CITY OF PALM SPRINGS
GENERAL PLAN
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j Actions:
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1.1 Provide liar Adequate lloacsrnt Sites. The City of Palm Springs is
jexperiencing a significant demand for housing. The provision of
adequate sires for residenrial development is critical to meet these
I needs. State law requires that sufficient sites be made available for
single-family,multiple-family,mobile homes,mixed and multi-uses,
accessory dwelling units, and emergency and transition housing in
the community to meet present and future needs. This housing
element provides an inventory ofvacant sites to address City housing
needs. As noted by the City's 2004 Pair IIousing Study, state law
now requires rhac accessory dwelling units be allowed as a by-right
use,in contrast to the conditional use permit currently required.The
Municipal Code should be changed to comply with state law-
5-Year Objectives:
• .Maintain an inventory and map of sites available for
residential dcvelopment'and provide at the front counter
upon request.
• Amend the Zoning Code to permit accessory dwelling units
"by- right" in all single-family residential zones.
1,2 Contruue to Offer Regulatw)ry buewhvs. The City offers regulatory
incentives to facilitate the construction of a range of housing types
and prices. Regulatory concessions used have included zone changes
and general plan amendments (e.g., Coyote Run), conditional use
permit(e.g.,Villa Del Sol),and minor modifications(otter affordable
projects). The,minor modification is a widely sought after tool to
obtain flexibility in development standards to build quality housing.
The Planning Director may allow a minor modification in
development smaclards without a public hearing, but the findings
requiremene (which are similar co a variance) are difficult to make.
5-Year Objectives:
• Continue to review and accept requests for minor modi-
fications, density bonuses, general plan amendments and
zone changes for projects chat furrher City housing goals.
• Study the minor modification process and modify findings
chat are presently modeled after a variance so as to expedite
quality residential development.
Page 3-52 071201061 Housing Element—HCD Remw Draft (2nd)I Palm Springs General Plan.
HOUSING ELEMENT
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1.3 Carttinae to Offer 1-manaed/ucenth,er. Whereas the City of Palm
Springs has designated sufficient vacant land to support the produc-
I cion of housing affordable to all economic segments of the commu-
nity,affordable housing typically requires public and privately funded
jfinancial assistance to make projects feasible. 'lo chat end, the City
grants financial incentives (e.g., fee waivers for parks), provides low
cost land,Redevelopment Housing set-aside funds,and various ocher
city funds to support the production of affordable housing char has
been built during the present housing element planning period. the
continuation of financial incentives will further City housing goals.
5-Year Objectives:
• Continue to approve fee reductions and waivers,provide City
tax increment or housing set-aside funds,General funds,low
cost land, and make available other financial assistance for
affordable housing projects.
Consider waiving the Multiple Species Habitat Conservation
Plan fee (e.g., fee to acquire sensitive habitat) for lower-
income affordable housing projects iliac address the City's
housing needs.
1.4 Review arrrd Revise Det:e/nlxnteni Stan4lardt. As available land
continues to diminish in Palm Springs and demand for housing
increases,the City will need to consider mixed-use/multi-use housing
opporrunities',particularly on both vacant and underutilized land as a
viable option for new housing. Presently, mixed-use/multi-use
housing is allowed in the Central Business District,the Tourist Resort
Commercial,and Mixed Use/Multi Use land use designations.Higher
density housing can be a catalysr for enhancing economic activity in
[he downtown core as well as addressing City housing goals.
5-Year Objectives:
• lmplcment increased floor area ratio for mixed-use/multi-usc
projects of up to a rAR of 4.0 for projects in the downtown
core as defined by the Downtown Urban Design Plan and
Land Use Element.
• Allow housing densities up to 70 units per acre for mixed-
use/multi-use projects in the downtown core as defined by
Elie Downtown Urban Design Plan and Land Use Element,
Palm Springs General Plan I Flcusing Element—HCO Revlsw nra[(2,4)1 n2oimu Page 3-53
7CITY OF PALM SPRINGS
GENERAL PLAN
CommunityDesign Palm Springs has well-dcfinecl single-family residenrial neighborhoods each
with their own history, character, and needs. Many older established neigh-
Additional goals and policies related borhoods, such as the Movie Colony, Las Palmas, Deepwell Estates, and
to neighborhoods and community Racquec Club Estates,are distinguished by their physical layout,landscaping
design are found in the Community and walls, and various architectural styles. Neighborhood quality in these
Design Element areas is ensured when new development is compatible with the character,
scale, and design of surrounding laud uses.
Neighborhoods outside the urban area near and at the base of the Santa Rosa
and San Jacinto Mountains are defined by their topography,stunning views,
and access to the mountains and creeks.Issues facing these neighborhoods are
environmental in nature—how to preserve scenic views,minimize impacts to
the environment, and protect sensitive plants and animal species. Other
neighborhoods emerging on the eastern and northern end of Palm Springs
face similar issues, albeit to a lesser degree.
Older neighborhoods near the urban core and along major corridors under-
going transition have different housing and neighborhood issues. In older
dense neighborhoods, parking may be more of an issue. Housing conditions
and the provision of adequate community services are of greater concern.
Areas with high concentrations of multiple-family housing, such as near the
Downtown and along major corridors, require attention to infrastructure,
housing conditions, and services.
As a highly recognized desert resort community,Palm Springs offers a range
of resort and retirement communities. Large-scale resorts, such as the Palm
Springs Village, Indian Oasis Resort, and Palm Springs Classic offer upscale
town homes and vacation condominiums anchored with high quality golf
courses and recreational amenities.Secluded resorts(e.g.,Smoketree Ranch)
offer a range of neighborhood environment and recreational amenities. Palm
Springs mobile home parks provide housing options for seniors as well.
Efforts to preserve and enhance neighborhood quality must chercfore reflect
the diversity of neighborhoods and char needs. Certain residential
neighborhoods are well-maintained and thus the primary issue is how to
preserve and enhance the character of the neighborhood. Neighborhoods in
need of reviralizacion require code enforcement, improvement and
replacement(if necessary)of dilapidated homes, homeownership assistance,
and public safety. In newly developing areas, sensitively integrating
development into the natural environment is of urmose concern.
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HOUSING ELEMENT
GOAL 2
jIt is the goal of the City of Palm Springs to foster a high quality of life
l and vihranr neighborhoods through the preservation and improvement
I
I of housing and provision of community services.
I
Policies
2.1 Enhance neighborhoods through public services and facilities, infra-
structure, open space, adequate parking and traffic management,
pedestrian and bicycle routes, and public safety.
2.2 Foster resident involvement in neighborhood organizations and
homeowner associations co support the beautification,improvement,
and preservation of neighborhoods.
2.3 Enhance the appearance and character of neighborhoods with high
quality site planning, architecture and landscape design in multiple
family developments, and1highly visible single-family homes.
2.4 Encourage the preservation and resrormion of homes that have
hismricai, architectural, or cultural significance as prescribed by the
IIiscoric Preservation Ordinance:
2.5 Maintain the quality of ownership and renral housing through the
adoption,periodic revision,and enforcement of housing and property
maintenance standards.
2.6 Encourage the repair, unprovement, and rehabilitation of housing
and the ieplacemeor of substandard housing as a means co enhance
residents' quality of life in neighborhoods.
2.7 Foster and ensure chat residential projects are of high quality and
thoughtful design through cbe implementation of adopted
architectural and design standards and architectural review
2.8 Support the preservation of quality mobile home parks in the
community as a5ource ofaffordable housing through chc provision of
rental and homeownership assrsrance and rehabilitation.
2.9 Preserve the supply of affordable rental housing in the community,
including mobile home parks,publicly subsidized rental housing,and
special needs housing.
Palm Springs General Plan I Housing Element—HCD Review Dralte,1)I7,7 occ Page 3.55
CITY OF PALM SPRINGS
GENERAL PLAN
Actions:
2.1 Imp/eneW Design Standards. Palm Springs has residential neigh-
borhoods with historic,architectural,and cultural significance to the
community. 'ro ensure that new development is appropriate in scale,
size, and character to surrounding uses within a neighborhood,
especially established neighborhoods, the City has adopted design
standards chat govern new housing projects as well as rehabilitation
of qualified housing projects as well. The Planning Commission
Architectural Advisory Committee are responsible for approval or
modification of development plans to achieve City design objectives-
5-Year Objective.
• Continue to implement residential design standards through
architectural review of residential projects.
2.2 Implerneut historic Preservations Program. Palm Springs has a
number of residential structures that are of significant historical and
architectural merit to the community,As such,the City has instituted
regulations to preserve and enhance these resources. The City has a
Historic Site Preservation Board, which serves to nominate and
recommend to City Council potential historie'sites, recommend the
designation of historic districts, and implement the City Historic
Preservation Ordinance.The City's Historic Preservation Combining
Zone is designed to protect dxe historical character of structures and
neighborhoods ' through the review of apphcacions for new
development and modifcation of existing structures. The Historic
Site Preservation Board's annual work program furthers these ends.
5-Year Objectives:
• .Continue to implement the historic preservation ordinance
for residential structures.
• Continue to update the Historic Resources Survey and
identify additional residential structures that could be
designated as Class I or Class 2 historic structures.
2.3 Enforce Property, Afaintemince Codes. Code enforcement is an
important tool to ensure the value, character, and quality of
neighborhood and housing are maintained. The City's Building
Department inspects properties for compliance with stare and local
regulations for building and property maintenance. This includes
periodic inspections for lead abatement. If deficiencies are found,the
property owner is granted a specified period time to correct the
matter. City sraff may also direct the owner to appropriate loan
Page 3-56 071201061 Housing Element—HGD Review Draft (2�d)1 Palm Springs General Plan.
1
HOUSING ELEMENT
programs administered by the City.Should corrections not occur,die
City can issue citations or initiate legal action,However,the City first
works for voluntary compliance through educating property owners.
I
5-Year Objectives:
I
• Continue to implement code enforcement programs using a
progressive approach of voluntary compliance,administrative
citations, and court action.
• provide outreach education regarding lead-based paint
hazards and provide assistance in compliance with federal
regulations.
Provide financial assistance, where appropriate, to remedy
property maintenance and health code violations.
2.4 Covlinue Iloresip{g Rehabiflwzw7 Loan Progn znl.The Ciry provides
up to$1,500 in grants to very low and low income homeowners for
]ionic maintenance, emergency repairs, and accessibility
modifications. Through the Home Repair Program, the City
continues to main caia and cultivates resource linkages with numerous
community agencies mutually beneficial to one another clients'
needs,as well as nor to duplicate efforts and resources.Some of those
agencies are Amputee Connection, Catholic Charities, Community
Access,Desert AIDS Project,Episcopal Community Services,Jewish
Pamily Services,.Mizell,Senior Center, Riverside County Community
Action, Riverside County Office on Aging, Southern California
Edison's Energy-Efficiency Demonstration Program,The Well in the
Desert and che,Visiting Nurses' Association of Coachella Valley.
5-Year Objectives:
• Provide rehabilitation loans to help low income households
make necesdsary improvements to remedy health and safety
code violations or make qualified housing repairs and
modifications.
• Continue comprehensive liousing and neighborhood
assistance under the Recapture Our Neighborhood program
as funding becomes available.
2.5 Reliab lila to and Preser t, Mobilehonves. Mobile homes are an
important housing option for families and seniors. To that end, the
City has a mobile home rear stabilization ordinance as well as loan
program to maintain and improve mobile homes in the community.
The City has already facilitated the rehabilitation of several projects.
By 2008, the City will enter into an owner participation agree-
Palm Springs General Plan I Housing Element—HCD Review Oran(2na)1712MOCO Page 3.57
GENERAL PLAN
I
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1
mentwidi Millenium Housing to rehabilitate the Sahara Mobile
Home Park and commie,$450,000 in Redevclopmenr funds in return
for 50 percent of the units(127 spaces) remaining affordable to very
1 low and low income units. The Agency will also assist tenants of the
rl Dorado Mobile Home Park to bury land in advance of the
conversion of the park to condominium ownership.The Agency will
assist 17 moderate-income purchasers at a cost of $$85,000, and
provide y'$39,000 in assistance co low income renrers for the income
certification. The part: will receive $$1 million in Scatc of California
MPROP finds co assist low income purchasers.
5-Year Objectives:
• Commic funding to rehabilitate the Sahara Mobile Home
Park and commit homeownership funds'co LI Dorado Mobile
Home Park.
• Continue implementadonofandperiodic review oftheCicy's
mobile home park rent stabilization ordinance.
2.6 Preserve Ac-Risk Unju s.The City is committed co preserving its stock
of multiple-family affordable housing, some which is at risk of
conversion and/or needs significant renovation and improvement.
The City is committed to facilitating preservation of affordable
housing durougil technical assistance and providing financial
assiscance.whcn feasible.The City is planning coprovide$$450,000 in
RDA sct-aside rhorues to the 136,-unit Heritage Apartments in return
fora covenant to reserve 68 units for very low income households for
a^period of 25 years ending 2026, The Chy has also conducted a
TURA (Tax Equity Fiscal Responsibility Hearing for the proposed
issuance of tax exempt Multiple-family Mortgage Revenue Bonds of
up to $$12 million on behalf 0f the Tahquicz Court Housing to
preserve the 108 units as affordable to low income households.
5-Year Objectives:
• Monitor the srarus of affordable units chat may become at-
risk of conversion and provide technical assistance as feasible
to facilitate preservation.
• Suppore efforts to preserve the Heritage,Taliquitz Court,and
Palm Springs Senior Apartment projects.
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HOUSING ELEMENT
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I As a desirable resort community, Palm Springs will conciuue to experience a
relatively high demand and prices for housing.These market conditions have
I
Jong-term implications for maintaining diversity and dharacccr of Palm
Springs, Presently, many lower income seniors reside in subsidized units and
have limited choices to move elsewhere. Moderate-income families with
children and young professionals can only afford apartments and a limited
number of homes and most move to other communities ro buy a home.
In addition,certain segments of the population will continue to have greater
difficulty in finding decent and affordable housing due ro special
circumstances. These segments may include Jower income households, the
elderly, people with a disability, large or single-parenr families, agricultural
--- workers, and the homeless. facilitating and encouraging housing
opportunities for these and other special needs groups can help promote an
inclusive community and further acbievefnir housing goals.
+aoAL 3:
It is the goal of the City of Palm Springs to facilitate and encourage a
broad range of rental and ownership opportunities for people with
special housing needs within Palm Springs.
Policies
3.1 Support the development of accessible and affordable senior rental
housing readily accessible to support services, provide assistance for
seniors to maintain and-improve their homes.
32 Assist in die funding of the development of emergency, transitioml,
and permanent supportive housing,and the provision of supportive
services for people who are homeless.
3-3 Increase chc supply of affordable and accessible housing suited to the
independent and semi-independent living needs of people with
disabilities;provide assistance to people with disabilities to maintain
and improve their homes.
3.4 Expand homeownership opportunities in Palm Springs to moderate
income buyers through homebuyer assistance and ensure thnc rental
assistance is available for eligible renter households.
3.6 Prohibit housing discrimination and other related discriminatory
actions in all aspects affecting the sale, rental, or occupancy of
housing based on status or other arbitrary classification.
Palm Springs General Plan I Housing Element—HCD Review Draft(2N)17120120011, Page 3.59
7 CITY OF PALM SPRINGS
GENERAL PLAN
3.7 Support collaborative partnerships of nonprofit organizations, the
dcvelopmenr community, and the City of Palm Springs to work
together to provide affordable housing.
3.8 Assist and support, where feasible, in the production and
cunservation of housing affordable to very low, low, and moderate
income households.
3-9 Facilitate the development of affordable housing through regulatory
incentives (e.g., such as loc consolidation and density transfers),
density bonuses,inclusionary(housing,and financial assistance where
feasible.
3-10 Improve accessibility for the physically impaired and disabled by
eliminating architectural barriers during the design, rehabilitation
and new construction of housing.
Actions:
3.1 Provide Homeownership Asdstdnce. The City administers a
homeownership assistance program for Elie Desert Iighlands
Neighborhood.As part of this effort,the City RDA purchased single-
family residential lots and is deeding the lots to Century ,Homes to
construct affordable homes for moderate income households and
providing up to $50,000 in homeownership assistance. The homes
are covenanted to remain affordable to moderate-income households
and the program also has a shared appreciation provision. The City
has historically participated in a Lease-To-Own Program chat enables
low income homebuyers to acquire an affordable home. However,the
program has proven infeasible due to the rising cost of housing.The
City is committed to developing additional means of providing
homeownership assistance for residents of Palm Springs.
5-Year Objectives:
• Provide homeownership opportunities for nine low income
households to live in the Desert Highlands Neighborhood.
• Research, review, and develop new homebuyer's assistance
programs to meet goals sec forth in the Consolidated Plan,
3.2 Provide Rerrt&lAssislance.The Riverside County Housing Authority
administers the Housing Choice Voucher(Section 8)rental assistance
program for Palm Springs. Funded by the Department of Housing
and Urban Development, the Housing Choice Voucher program
extends rental subsidies to very low income households by offering
the tenant a voucher chat pays the difference between the current fair
market rent TMR) established by the Housing Authority and 30
Page 3.60 07120/051 Housing Element—HOD Review Drag (2m)1 Palm Springs General Plan.
HOUSING ELEMENT
percent of Elie tenant's income. The voucher is accepted on a
voluncat'y basis by the landlord. A tenant may choose housing that
costs more than the FMR,il the tenant pays the extra rent above the
standard. The City also provides rental assistance to local service
agencies for distribution to needy individuals and families. The
Consolidated Plan provides additional information on Elus program.
5-Year Objectives-
• Support the County of Riverside's housing voucher program
and lobby for additional vouchers as needed.
• Continue to provide City financial assistance to local
nonprofit organizations chat can be used for morel vouchers.
3.3 Pravirdc Fah, lloixwg Services. Palm Springs is committed to
assuring fair housing opportunities so people of A walks of life have
the opportunity to find suitable housing in the community. To chat
end,the City contracts with a fair housing service provider to provide
landlord/tcnanc education, conduct .testing of Elie rental and
ownership market, and investigate and mediate housing complaints
where needed. The City periodically prepares the required federal
planning reports top document the City's progress in improving and
maintaining fair housing oppocmmicies. The City's Human Rights
Commission is intended to promote the improvement of relations,
civic peace,inter-group understanding,and acceptance,respect,and
participation of all members in the community. The City also
prepares, as required by federal law, planning documents and
progress toward fur housing goals sec forth in die Consolidated Plan.
5-Year Objectives:
• Continue to contract with local fair housing providers to
perform a wide range of educational, advocacy, and
mediation services.
• Periodically report to the City hIuman Rights Commission on
the status of fair housing in Elie community.
• Continue to periodically prepare an Analysis oflmpedimenrs
to Fair Housing Choice and implement its findings.
• Distribute information about fur and equal housing laws and
resources in public libraries, community and senior centers,
local social service offices, and other public locarions.
Palm Springs General Plan I Housing Etemcnl—HGO Review Draft(21e)17=ou Page 3.61
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CITY OF PALM SPRINGS
GENERAL PLAN
3A lmplenjewl 1/nushuq Accessibility The City has an
aggressive program to ensure chat people with disabilities can fully
experience Palm Springs. The City prepares an Analysis of
Impediments to Fair Housing to identify potential barriers to fair
housing opportunity. The City's Disability Coordinator reviews
building plans to ensure compliance with requirements under the Fair
Housing Act and prepares the City's Transition Plan to comply with
the federal ADA and Fair Idousing Act requirements. During this
process, several impediments to fair housing were identified. State
law requires)urisdictiuns to permit by right group homes serving six
or fewer residents in the community. Although the City complies
with state law, the Zoning Code does nor contain a definition of
residential care facilities and considerable ambiguity remains.
5-Year Objectives:
Amend Zoning Code to permit small residential care facilities
serving six or fewer people in all residential zones.
Update the City's Transition Plan as needed to identify and
remove impediments to access by persons with disabilities
• Continue to review buil&ag plans to ensure that they comply
With City, local,and federal codes that govern accessibility of
structures to persons with disabilities.
3.5 Supfiorr Emegmn q .Shelter ud'lrziczsitin t t( C1nrsrirtg Proyram,
State law requires all cities to.identify adequate sites, development
standards, and implement a permitting process to facilitate and
encourage the development of emergency shelters and transitional
housing, The City works with a County-based coalition to address
homelessness in the community and Riverside County. For the
Housing Element to be in compliance with stare law, each city must
designate a zone where such uses are conditionally permitted and
ensure chat the conditions facilitate such uses. The City is providing
funds to support a new emergency shelter in Thousand Plans. The
City established a Homeless and Economically Disadvantaged Blue
Ribbon Committee to determine the most appropriate locations to
allow emergency shelters and transitional housing.
5-Year Objectives.
• Continue to fund services for homeless people through the
Consolidated Planning process
• Amend the Zoning Code to conditionally permit emergency
and transition housing in the A,M-1, and M-2 zones.
Page 3-62 07/201061 Housing Element—HCD Review Draft (2191 Palm Springs General Plan.
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HOUSING ELEMENT
Palm Springs is denoted for its exceptional nacuntl beauty and fragile
environment.The San)acinto and Santa Rosa Mountains and its remarkable
landforms are a defining tharacteristic for Palm Springs as well as one of the
city's most closely guarded resources.The steep topography of the mountains
Provides the City with a dramatic visual backdrop and unparalleled scenic
views. Over the years, Palm Springs residents have reaffirmed that the
hillsides are an irreplaceable asset. As available land in the central city
diminishes, it will become increasingly important to establish guidance for
the protection and thoughtful im egrarion of development into these areas.
The desert floor of the Coachella Valley also provides some of the richest
diversity ofplanr and animal life,including numerous protected species.More
than six different habitat conservation plans protect sensitive habitat and
species through the regulation or prohibition of future development. The
Coachella Valley Multiple Species Habitat Conservation Plan is the
Culminating plan, covering shore than one million acres, and including at
least 27 desert and mountain natural communiries and 27 species. These
plans also guide the type, location, and intcnsiry of development to ensure
that critical habitat for protected species is preserved.
The Palm Springs community has long been commiaed to furthering an
environmental ethic chat emphasizes the use of alternative energy
technologies,such as wind energy,cogeneration,and solar energy. Given rbe
importance of the area's water supply to the vitality of the community,Palm
Springs also supports the conservation and reuse of water resources and has
developed water recycling and treatment plants to conserve this resource.The
City is also active in promoting sustainable development in order to conserve
water, electricity, natural gas, as well as reduce waste generation. Palm
Springs is committed to furthering this environmental ethic in the
development and rehabilitation of housing and neighborhoods.
GOAL 4_:
It is the goal of the City of Palm Springs to fulfill the City's housing
needs while protecting our natural environment and resources and
promoting an environmentally sustainable ethnic.
Policies
4.1 Require that all residential developments be thoughtfully integrated
into the natural environment,including washes,hillsides,viewsheds,
and other features of the natural terrain.
Palm SpHngs General Plan I Housing Element-HCD Review l)mfl(2jW)j 7m2ns Page 3-63
7GENERAL PLAN
4.2 Prohibit Elie encroachment ofsignificant housing development into
areas designated as open space,desert,or conservation areas without
appropriate environmental review and approvals-
4.3 Encourage the use of green building practices, including Title 24
I energy conservation standards, in the construction, rehabilitation,
I
and renovation of housing to the extent feasible-
I
4A Encourage the conservation of water resources through the
incorporation of native landscaping and noninvasive species which are
specially adapted to the desert climate.
4.5 Support the Multiple Species Habitat Conservation Plan and the
sensitive integration of housing in undeveloped areas where
permitted under the Plan.
4.6 Continue to require, monitor, and- enforce National Pollutant
Discharge Elimination System permits and appropriate best
management practices. -
Actions
4.1 Develop a Given BuiViirg 0idznance. A -green building is a
structure that is designed, builc,-ienovated,operated,or reused in an
ecologically and resource-eff cienc manner.The primary goals of this
type of sustainable development are to conserve water, electricity,
natural gas,as well as reduce waste generation-The City enforces the
stare-mandated requirements for energy conservation as parr of the
Warren-Alquisc Act- The City is known for ,ts leadership in
advocating resource conservation: cogeneration facilities are used at
various public facilities; General Plan land use designations reserve
areas for wind energy production;the City has participated in various
energy, conservation demonstration programs; and our legislator
continues to advocate for energy conservation efforts.
5-Year Objective;
Develop a green building ordinance that encourages resource
conservation in both the construction and rehabilitation of
housing
4.2 finllenaerzl Llill ele Develol)vmaf Ret-iety. Palm Springs values its
hillsides,mountains,and other unique topography and has therefore
established guidelines to encourage their preservation- The Palm
Springs Municipal Code provides for an enhanced architectural
application and review process for residential projects proposed on
slopes with a grade of ten percent or greater. Beyond standard
application procedures and items, the application must also contain
Page 3-64 07I20I061 Housing Element—HCD Pawew Draft (2�d)I Palm Springs General Plan.
HOUSING ELEMENT
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topographical maps and grading plans. Areas of the site having a
slope of 30 degrees or higher are excluded from the area that may be
allowed in computing total dcnsiry. Specific development standards
are also encouraged to ensure that the residential project is
compatible with the surrounding landscape and provides necessary
infrastructure and services-
5-Year Objective.
I
I ' Continue implementation of hillside development standards.
i 4.3 frnlVenient Wrlet- Conservratiost Palm Springs recognizes
the finiteness of its water supply and the irmpor=ce of conservation.
The City implements a program to use reclaimed water for public
golf courses. To further conserve water, chc Palm Springs al s Municipal
I g P € P
Code provides for a water efficiency landscape program Prior to
I
construction and installation of any new or rehabilitated landscaping,
chc developer must submit a landscape document package for rcvicw
and approval. The Deparcmenr of Planning Services shhall rcvicw
applications and approve, condicionafly approve or deny such
I
application and shall assure conformity.
5-Year Objective:
• Conrinueimplemencacionof the review of water consenration
aspects of landscape ordinance.
Palm Springs General Plan I Housmg Element-FICD Review Draft(2na)I fum m Page 3.65
"7�7CITY OF PALM SPRINGS
GENERAL PLAN
Table 3.21
Summary Housing Program Ire lementation, 1998-2007
Objective Funding Implementing Agency Time-frame
r 1.1 Adequate • Maintain an inventory of residential available for General Planning DC artment
I 9 ry 9 A Ongoing and 2007
r Sites development,including map,and provide al the front Fund
counter upon request
• Amend the Zoning Code to permit accessory dwelling units
"b •right in all single•family residential zones.
1.2 Regulatory • Review and accept requests for minor modifications General Planning Department Ongoing and 2007
Incentives density bonuses,and general plan amendments and zone Fund,
changes for housing projects that meet City housing goals RDA
• Study the minor modification process and modify findings
that are presently modeled after a variance to expedite
gualiN housing _
1.3 Financial • Continue to approve fee reductions and waivers,City tax General Planning Department Ongoing and 2007
Incentives increment funds,General funds,low cost land,and other Funtl,
assistance for affordable housing projects RDA
• Consider waiving the CVMSHCP fee(e g.fee to acquire
sensitive habitat)for lower-income affordable housing
I ro eels
1.4 Development • Implement increased floor area ratio for mixed/multi-use General Planning Depadment 2007
Standards projects of up to 4.0lloor•area-ratio for projects in the Fund
downtown core as defined by the Urban Design Plan and
I Land Use Element.
I • Allow housing densities up to 70 units per acre for mixed-
I mul4-use projects in the downtown core as defined by the
Urban Design Plan and Land Use Element -
2.1 Design • Continue to Implement residential design standards General Planning Department Ongoing
Standards through architectural review of residential projects. Fund
2.2 Historic Continue to implement the historic preservation program General Planning Department Ongoing
Preservation for residential structures. I Fund
• Continue to update the Historic Resources Survey and
identify additional residential structures that could be
_ designated as Class I or Class 2 historic structures.
2.3 Property • Continue to implement code enforcement programs using a General Building Department and Ongoing
Maintenance progressive approach of voluntary compliance, Fund, Community and Economic
administrative citations,and court action Provide outreach CDDG Development
education regarding lead-based paint hazards and provide
assistance in compliance with federal regulations.
• Provide financial assistance where appropriate 10 remedy
property maintenance and health code violations. _
2.4 Housing • OProvide rehabilitation loans to help low income households General 8uiltling Department and Ongoing
Rehabilitation make necessary improvements to remedy health and Fund, Community and Economic
Loan safety code violations or make qualified housing repairs CDBG Development
and modifications
• OConhnue comprehensive housing and neighborhood
assistance under the Recapture Our Neighborhood
rogfam as funding becomes available.
2.5 Mobile Home • Commit funding to rehabilitate the Sahara Mobile Home General Community and Economic Ongoing
Rehabilitation and Park and commit homeownership funds to El Dorado Fund; Development
Preservation Mobile Home Park MPROP;
• Continue implementation and periodic review of the mobile RDA
home park rent stabilization ordinance.
Page 3.66 Draft Housing Element I palm Springs General Plan
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I Table 3.21
Summaij Housing Program Im lementation, 1998-2007
I Objective Funding Implementing Agency Time-frame
2.6 Preservation • Monitor the status of affordable units that may become at- CDBG, Community and Economic Ongoing and 2007
of At-Risk Units risk of conversion and provide technical assistance as RDA Development
feasible to facilitate preservation
- Support efforts to preserve the Heritage,Tahquilz Court,
Palm Springs Senior Apaflment protects
3.1 • Provide homeownership opportunities for 9 households in CDBG, Community and Economic Ongoing and 2007
Homeownership the Desert.Highlands area RDA Development
Assistance • Research,review,and develop additional homebuyer's
assistance program to meet goals set forth in the
Consolidated Plan
3.2 Rental Support the Ceunty's housing voucher program and lobby Section 8 Community and Economic Ongoing
Assistance for additional vouchers as needed Development
• Provide City financial assistance to local nonprofit
organizations t for motel vouchers
3.3 Fair Housing - Continue to contract with local fair housing providers to General Community and Economic Ongoing
Services perform a wide range of educational,advocacy,and Fund and Development
1 mediation services CDBG
- Pcnodically report to the Oily Human Rights Commission
1 on the status of fair housing
1 - Continue to periodically prepare an Analysis of
Impediments to Fair Housing Cholce and implement its
_ findings I
3.4 Housing - Amend Zoning Cade to define and permit small residential General Community and Economic 2007
Access care facilities serving six or fewer people in all residential Fund and Development
zones CDBG Planning Department
• Update as needed the City's Transition Plan to identify and Ongoing
remove impediments to access by persons with disabilities
• Ensure compliance with City,slate,and federal codes that
govern accessibilky of structures to people with disabilities Ongoing
3.6 Emergency • Conhnue to fund services for homeless people through the General Community and Economic Ongoing
Shelter and Consolidated Planning process Fund and Development
Transition • Amend Zoning Code to conditionally permit emergency and CDBG Planning Department 2007
Housing transition housing in A.M-1,and M-2 zones. _
4.1 Green • Develop a green building ordinance that encourages General Planning Department 2008
Building resource conservation in the construction and rehabilitation Fund
of housing,
4.2 Hillside • Continue implementing hillside development standards General Planning Department 2008
Development fund
4.3 Water • Continue implementation of the review of water General —Flanning Department 2008
Conservation conservation aspects of landscape ordinance Fund
Housing Units Housing Units Housing Units
Affordable to Very Affordable to Low Housing units Affordable to
Low Income Income Affordable to Moderate Above-Moderate
Quantified Objectives Households Households_ Income Households _ Households Total Housing Units___
New Construction 383 260 ` 289 570 1 502
Rehabilitation 718 -0- -0- 718
Preservation 540 .0� -0- 540
Total 1,901 289 570 2,760
Scume City of Palm Springs
Palm Springs General Plan I Housing Element—HCD Review Draft(2nd)1 menace Page 3-67
71 CITY OF PALM SPRINGS
GENERAL PLAN
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Appendix A. Site Inventory
Table A-1
Vacant Land InventorV to Address the Regional Ho sing Needs Assessment
Assessor's Square
General Plan Parcel Density Footage Acreage of
Land Use Number Present Zone Assumption Status of Site Owner of Site Site
HOR 508181017 R3 21 tlulac Vacant Other 14,786 0.34
HDR 508181018 R3 21 dulac Vacant Other 15,546 0.36
HDR 513280005 R3 21 du/ac Vacant, Allottee 160,758 369
HDR 508034011' RGA 8du/ac Vacant Allottee 111,814 257
HDR 508034012- R4 30du/ac Vacant Fee 114,772 263
HDR 508034014• RGA 8du/ac Vacant Fee 107,687 247
HDR 508051055' R4 30 du/ac •Vacant Allottee 109,691 2.52
HDR 508086003' RA 30du/ac Vacant Allottee 86,774 199
HDR 508087008' R4 30du/ac Vacant Allottee 89.296 205
HDR 508087088" R4 30 du/ac Vacant Allottee 91,741 2.11
HDR 508092006' R4 30du/ac Vacant Allottee 41,305 095
HDR 508093001' R4 30 du/ac Vacant Allottee 92,18A 2.12
HDR 5080930W RA 30 dulac Vacant Allottee 173,309 3 98
HDR 5080930101' " R4 30 du/ac Vacant Allottee 37,900 087
HER 508096007' R4 30dulac Vacant Allottee 166,186 3.82
HDR 508110042• R4, 30 tlulac Vacant Allottee 192,349 442
MD 504074002 RGA 8 tlulac Vacant Other 37,527 0,86
MU 504270003 R2 21 du/ac Vacant Other 25,416 058
MU 505182007 Cl 30 tlulac Vacant Other 26,199 0.60
MU 505182010 C1 15dulac Vacant Other 43,097 0.99
MU 505213002 C1 15 du/ac Vacant Other 8,376 0.19
MU 504074008 C1 15 du/ac Vacant Other 67,707 1.55
MU 504074008 RGA 15du/ac Vacant Other 42,659 098
MU 604140005 R2 15dulac Vacant Other 21,749 050
MU 504140015 R2 15 du/ac Vacant Other 105,747 243
MU 510020039 RGA 15 tlulac Vacant Other 245,052 563
MU 510020040 RGA 15 du/ac Vacant Other 240,235 5 52
MU 510020041 R3 15du/ac Vacant Other 35,636 0.82
MU 510020042 R3 15du/ac Vacant Other 31,121 071
MU 510020043 RGA 15du/ac Vacant Other 12,227 028
Palm Springs Genaral Plan I Housing Element-HCD Review Draft(2ne)121e012nm Page A-1
rCITY OF PALM SPRINGS
GENERAL PLAN
Table A-1
Vacant Land Inventory to Address the Regional Ho sing Needs Assessment
Assessor's Square
General Plan Parcel Density Footage Acreage of
Land Use Number Present Zone Assumption Status of Site Owner of Site Site
MU 510020045 RGA 15 du/ac Vacant OV1er 9,5B1 0.22
MU 510020046 RGA 15 dulac Vacant Other 22.282 0 51
MU 510020047 R3 15 dulac Vacant Other 17,071 0,39
MU 510020048 R3 15 du/ac Vacant Other 14.790 0.34
MU 513250003 R3 15du/ac Vacant Fee 216,162 496
MDR 513120047 R2 1 15 du/ac Vacant Other 1 91306 0 21
MDR 513120040 R2 15 du/ac Vacant Other 15,774 0,36
MDR 513120050 R2 15 dulac Vacant Othor 7.980 0.18
MDR 513120052 R2 15 du/ac Vacant Other 7,959 0.18
MDR 502541044 R2 15 dulac Vacant Other 19,085 044
MDR 502541045 R2 15du/ac Vacant Other 29,823 068
MDR 513120046 R2 15 dulac Vacant Other 9,128 0.21
Notations, '
General Plan Land Use Designations ,
HDR.High Density Residential
MDR.Medium Donsity Residential
MU Mixed Use _
"Denotes site is located in Section 14 -
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Appendix E. 1993
Housing Element
Evaluation
Scats law requires each community update their housing element every live
years and set forth policies and quanciflied objectives for the construction,
rehabilitation,and preservation of housing.The following discussion is a brief
highlight of the progress toward,- effectiveness of, and continued
appropriateness of the past Housing Element programs and objectives. It
should be noted chat,al though the past Housing Element did establish some
quantified objectives,by income classification, they do not correspond to the
information presentee[in the Ob)eccive Summary and Time Frame maum,
nor did is quantify objectives for the majority ofprograms-Therefore,analysis
of the past elemenr is of a more qualiracive nature where specific numerical
achievements arc nor available.
New Construction
SCAG assigned palm Springs a construction goal of 2,844 units from 1959 to
1994 (lacer extended co 1997), of which 533 units were to be affordable for
very low income households, 649 for low income households, 446 for
moderate income households, and 1,217 units for above moderate income
households. The City fell short of irs very low income housing goal, though
mec its lower income lhousmg goal through a combination of assisted
multiple-family units,single-family units constructed in The Deserc Highland
neighborhood in conjunction wick CVHC,and marker race apartments.The
moderate and above moderate income goals were achieved through market
race construction. However, a significant shortfall was experienced in the
above moderate category over 800 units.
Palm Springs General Plan I Housing Element Drafl page B-1
7120MCe
CITY OF PALM SPRINGS
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GENERAL PLAN
I
Housing Rehabilitation
I The City fell short of its Housing Rehabilitation goals.Bode the Single-family
jand ,Multiple-family Relhabilirarion programs were dropped before any
activity was undertaken. ,However, in 1995-96, the City implemented a
"Recapture Our Neighborhoods" program for four rarget neighborhoods;
(1) the Crossley/Lawrence tract;(2)Cottonwood/Chuckwalla neighborhood;
(3) Desert Highland neighborhood; and (4) the neighborhood south of
downtown. Activities have primarily involved code enforcement. With the
introduction of the Neighborhood Revitalization Program in 1999 to support
the Recapture Our Neighborhoods effort, the City is geared for active
participation in the revitalization of housing in the 2000-2005 planning
period.However,the City did maintain a Senior Home Repair program which
assisted an average of 55 households per year.
Conservation
It is difficult co measure achievement of the City's Housing Conservation
goal, as the 1993 Element included existing apartments, mobilehomes,
publicly subsidized units,Section 8 rental vouchers,and other sources of units
affordable at nharkcr rate in its goal of 6,460 units-'the City was able to assist
II households in the Deserc Highland neighborhood co attain
homeownership. As well, 10 households were assisted through the County's
Mortgage Credit Certification Program, and 239 received Section 8 rental
vouchers from the County of Riverside Housing Authority.
Table B-I summarizes progress in achieving objectives in the 1993 Housing
Element. In general, the shortfall in construction and rehabilitation can be
attributed to the depressed .economic climate in the Southern California
Ihousing'markec in che'early 1990s- In addition, the recession reduced City
funding and staffing levels.Reduced developer iuteresc and the limited ability
of nonprofit organization resources to provide affordable housing, combined
with diminished federal, state and local funding all contributed to the
shortfall in new construction of units affordable to lower income households
and rehabilitation activities.
Page 13-2 Draft Housing Element I Palm Springs General Plan
I 7nonoae
HOUSING ELEMENT
Table B-1
Progress Towards 1993 Housing Element Ob ectives
Unit TypelUeseription NUnits Very Low Low Moderate Upper
New Construction
_Single-family Homes 579 — 57 110 413
Multiple-family 1,191 269 _ 435 487 —
Subtotal 7771 269 492 597 413
RHNA 2,844 533 649 446 1,217
Rehabil"detionlPreservatiion _
Rehabilitation — — — `—_
Senior Home Repair 360 120 120 120
Pack Palms Preservallon 140 140 _ —
Subtotal 500 260 120 120 —
Assistance _
Down Payment Assistance Loans 11 — 11 — —
Mortgage Credit Certificates 10 — 5 5 —
Housing Authority Leases 17 17 — — —
Soctlon 8 Rental Voucher
Assistance 239 239 — — —
Subtotal 315 256 16 5 —
Source City of Palm Spnngs
Palm Springs General Plan I Housing Element Draft Page B-3
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CITY OF PALM SPRINGS
GENERAL PLAN
Table B-2
Effectiveness of 1993 Housing Element
Effectiveness
I 1989-1997 and
' Program Program Objective 1998-2000 Comments
I
I 418. Acquire land using state No land was acquired using The City did not acquire any land using state funds.However,the
I Land Banking funds for housing state funds City,utilizing RDA funds,did acquire some properties in the early
I development 1990s and then offered the land to developers or nonprofits
I proposing lower Income units.This land write down assistance was
1 applied to the 140 Coyote Run multiple-family units 20 single-
family units in the Desert Highland Community Phase I
Revitalization,and 11 single-family units in the Desert Highland
l Community Phase II Revitalization in conjunction with CVHC under
_ the Self H elp program _
410 Facilitate construction of A total of 212 affordable Four multiple-family projects with a total of 269 affordable units.52
Now Construction 108 to 325 units of multiple-family units were senior units at Vista Serena;57 senior units at Vista Del Monte;
affordable housing per year constructed from 1989 to 140 family units at Coyote Run;and 20 family units at Palos
1997 and 57 affordable units Verdes Villas,for an average of 27 units per year An additional 31
were constructed from 1998 affordable single-family units were constructed under the Infill
__ re Anual Rep _ to 2000 program and Self Help programs in conjunction with CVHC
4.1.11 Prepanort to Not completed 'Due to limited staffing and housing actvity,annual reports were not
Annual Housing the City Council. prepared.This will he undertaken beginning in 2000-2001,
Progress Report
422. Maintain level of Section 8 The City maintained over The number of Section 8 units in the City has increased to 239.
Section 8 subsidy 200 units per year and
increased its Seclion 8 units
_to 239 units in 2000 _4.2.4 Commercial developer No conuibutions from_ There was not interest in contributions to affordable housing funds
Regional contributions to regional developers were collected on the part of commercial developers.
Developer affordable housing funds, during the period
Participation
_program
4 2 5 Construct 10 units per year 20 units from 1989 to 2000 Although approximately 41 units were proposed,only 31 units total
Self-Help Housing of self-help housing. and 11 units from 1998 to were convicted in the Desert Highland neighborhood in
_ _ _ 2000 __ _conjunction with CVHC. _
4.34 Complete build-out of No mobilehome units were The Agency acquired the vacant 20-acre portion of the Sunrise
Mobile Home affordable mobile home added to stock Village Mobilehome Park in 1995;the City owns a 22-acre vacant
Construction park,approximately 285 parcel abutting to the north.A developer is currently negotiating
new units, with the City for the purchase of these lands,in addition to other
non-city-owned land adjacent to these parcels for the development
of about400 market rate single-family units.A nonprofit agency
(San Bernardino Mobilehome Park Corporation)is interested in
acquiring the existing portion of the Sunrise Village to upgrade the
park and its units.The Agency does own the land that the
____ mobilehome park occupies _
e,5.1 Review vacant land Thls program has not been The City does not have a systematic Way to monitor vacant land
Land Inventory inventory and recommend implemented As pad of this Housing Element update,a labulabon and mapping
Review changes needed to increase of vacant land,by General Plan and zoning,will be done As part
supply available for of the Affordable Housing Strategy developed In conjunction with
-- affordable housing. — -— the Housing Elemont Update,a survey of City/Agency awned land
will be conducted
Page B-4 Draft Housing Element I Palm Springs General Plan
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Effectiveness of 1993 Housing Element
I Effectiveness
I —
t 1989-1997 and
I Program Program Objective 1998-2000 Comments
! 45,3 Review any areas of The City has a Master Plan The City is fully sewered and has adequate capacity for growth
I
I Sewer Capacity consUaimng sower capacity designed to accommodate within its boundaries.Sewer capacity constraints are not at issue.
Review in conjunction with program full build-out
_ number 4 5 1 above
4.61. Develop policy requiring one The City Implements a The City did not adopt an ordinance that requires a one-for-one
Replacemen! for one replacement of replacement policy In replacement of affordable housing units on a citywide basis.
Housing demolished affordable units. redevelopment areas as However,the City does replace units,and/or relocate tenants
Ordinance required by State pursuant to State Redevelopment Law
_ _ —Fe
__ _ Redevelopment Law
4 6 2. Rehabitilale 12 to 20 homes No single-family units were The City did not implement a Single-family Rehabilitation program
Single-Family per year rehabilitated from 1989 to during the past planning period In 1999,the Single-family
Rehabildalion 1997 The Single-family Rehabilitation program was established under the umbrella of the
Rehab Program was Neighborhood Revitallzation Program The activities conducted --
established in 1909 and 100 under the previous Operation Paintbrush program,discontinued by
applications were reviewed 1994,including exterior paint and yard cleanup,will be integrated
by 2000 into the new program Loans up to$25,000 will be available for
low/moderate income households,prioritized based on need,
_ income and location of unit.Forty units are targeted each year, _
4,6 3, Develop program and No multiple-family units were A multiple-family rehabilitation program was not developed as
Multiple-family rehabilitate 10 units per rehabilitated during this proposed during the planning period due to limited funds and staff
Rehabilitation year period, resources,nor were any property owners of multiple-family units
referred to the Riverside County programs However,in 1999 a
Multiple-faily Rehabilitation program was established and
5450,000 of redevelopment funds assigned to rehabilitate 136
units,of which 67 must be reserved for low income households.
Operation A Citywide program for free T acti he program was terminated The vibes previously encompassed by this program will be
Paintbrush exterior paint and clean-up in early 1990s. integrated into the Neighborhood Revitalization Program—Single.
(Program 1989— of residential property in low family Revitalization activities.
90) income targeted
J neighborhoods at no cost to
owners. _ _
Construction A joint venture between one home was constructed This program,funded through W9G,will potentially continue but
Training Program PSUSD and the Agency that and sold to a Moderate- may not result in the construction of additional housing units.
(Program 1989— established a construction income family.Although the
90) trades training program program continued through
using on-the fob hands-on the period,no additional
training in all aspects of units were constructed.
_ construbtio_n trade.
Property Upgrade A program providing up to This program was not The Single-family Rehabilitation program with loans up to$25,000
Assistance 510 000 in loan funds for the implemented duo to lacl(of has been established in 1999 Priority for funds is given to units in
(Program 1989— improvement of single- funds and staffing target or redevelopment area neighborhoods
90) family units in target low
income neighborhoods
Preservation"At- A loin venture between the No units were converted to one project was assisted from conversion to market rate.The
Rrsk"Units County,a local nonprofit market rate from 1989 to other at-risk units either extended their project based Section 8's,
(Program 1989— and the Agency for the 1997,but the Pacific Palms refinanced or changed ownership
90) preservation of"At-Risk" Apt was preserved through
units slated for prepayment a County of Riverside effort.
of HUD mortgage through
acquisition and/or
renovation of units.
Palm Springs General Plan I Housing Element Draft Page B-5
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GENERAL PLAN
Table B-2
Effectiveness of 1993 Housing Element
Effectiveness
1989-1997and
Program Program Objective 1998-2000 Comments
Senior Home A program designed to Approximately 55 The amount of grants awarded was increased to$1,000 in the
Repair (Program provide minor home repair homeowner units were early 1990s was increased to$1,500 in 2000,and expanded to
1989-90) assistance though the assisted annually Include all very low income homeowners
allocation of a$500 grant
per year for senior cltizens
_ —A
or disabled residents. ___ _ _
County Housing Ajoint venture between the 17 such units were located in The County Housing Authority Public Housing units in the City are
Authority Bond County and multiple the city of Palm Springs now under ownership of Palm Desert which contracts With a private
Issue(Program Coachella Valley cities to management firm to operate
1990-91) float a band for the purpose
of acquiring housing units
for renovation and
_ management
Down Payment Down payment assistance No assistance was provided The City is a member of the Pacific Housing Finance Agency Joint
Assistance for low income people to during this period for Powers Authority which provides'lease to own"opportunities for
acquire rehabilitated single- acquisition of rehabilitated lowlmoderale income familles Up to 10 units are anticipated per
family homes in low income units. year.
neighborhoods
Desert Highland Buy dawn vacant lots and 20 units were developed in The City,in conjunction with CVHC,assisted in the development of
New Construction assist developer with the Phase I,and 11 in Phase II 31 single-family units through land write downs and down payment
(1990-91) cost of fees for the through 1997 and none , assistance 20 units affordable to low income households were
development of new single- between 1998 and 2000. constructed in Phase I,and 11 units were constructed through the
family construction in - CVHC Self Help in Phase II(although 21 were originally proposed).
targeted low income The City is entertaining proposals from developers for six income
neighborhoods _ restricted single-family units on City-owned lets.
Down-Payment A program designed to 11 units in the Desert The City provided second silent mortgages of up to$25.000 to the
Assistance provide down-payment Highland neighborhood in homeowners of the 11 Self Help units in Desert Highland
Program(1991— assistance in the form of conjunction with CVHC Self neighborhood The City intends to continue to offer Down Payment
92) second loans of$2,000— Help program were assisted, Assistance to CVHC for its proposed 9 Self Help units in
3.000 to low income families but units wele assisted from Cottonwood Chuckwalla neighborhood.This may be an incentive
for the acquisition of homes 1998 to 2000 utilized in the Crossley Tract,where 27 vacant lots are available for
produced through the Self- purchase for single-family homes affordable to lower income
Help and Infill Housing households.
_ _ Programs.
Vista Joint venture between the 111 units,all very low A total of 109 units,all affordable to very law income seniors,were
Serena/Vista Del Agency and developer for income,were built in the constructed,which exceeded the targeted objective of 50 very low
Monte the development of 109 Vista Serena senior project income units,
units of senior housing by 1997.In 1998,57 very
facilities with related low income senior units were
recreational amenities. built in the Vista Del Monte
project.
Palos Verdes Development of a 98-unit 20 units of this complex are In addition,140 very low/low income family units were constructed
Villas apartment complex,with 20 reserved for very low income at the Coyote Run apartments.
and Coyote Run units designated for very low families.The remainder are
(1992-93) income families. affordable to low and
moderate income families.
Page 18-6 Draft Housing Element I Palm Springs General Plan
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