HomeMy WebLinkAbout1/9/2008 - STAFF REPORTS - 5.A. o,,pALM S,,
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CITY COUNCIL STAFF REPORT
DATE: JANUARY 9, 2008
SUBJECT: PREPARATION OF A STATE-MANDATED UPDATE TO THE PALM
SPRINGS HOUSING ELEMENT CHAPTER OF THE GENERAL PLAN
FOR THE PLANNING PERIOD 2008 THROUGH 2O14
FROM: David H. Ready, City Manager
BY: Planning Services
SUMMARY
Palm Springs, along with all local governments in California, must periodically update its
General Plan Housing Element to meet local housing needs, including a "fair share"
allocation of existing and future housing needs at all income levels. Typically Housing
Elements are updated every five years. The recently adopted Housing Element in the
2007 Palm Springs General Plan Update encompassed the planning period from 1998
through 2005 (goals and policies from the recent Housing Element are attached). A
new planning period covers the years from 2006 to 2014 and requires a new update of
the Element.
Staff seeks Council concurrence with the proposed work plan outlined herein for
preparing the 2006-2014 Housing Element Update including the following issues:
• Addressing the Regional Housing Needs Assessment allocation (RHNA).
• Integration of the Homeless Task Force's issues.
• Prioritization of RDA set-aside fund initiatives.
• Policy Issues
ADDRESSING THE REGIONAL HOUSING NEEDS ASSESSMENT ALLOCATION
R( HNA)
The State, through local and regional government organizations like SCAG and CVAG
establishes 'fair share' housing allocations for each city and county. This process is
called the Regional Housing Needs Assessment, or RHNA.
ITEM NO.
City Council Staff Report
January 9, 2008 -- Page 2
Housing Element Update—Planning Period 2006-2014
The RHNA allocation for the 2006-2014 period was not available at the time the
Housing Element portion of the new General Plan was drafted'. Thus an update to the
Housing Element taking into account these new RHNA numbers must now be done.
The RHNA allocation for the 2006-2014 planning period is shown in Table 1. These
numbers have been adopted by SCAG as the allocations that Palm Springs must work
with to create strategies that provide for and encourage affordable housing
opportunities.
Table 1
City of Palm Springs
RHNA for 1998-2005 and 2006-2014
Income Category 2006-2014
Very Low Income 523
Low Income 366
Moderate Income 421
Above Moderate Income 951
Total 2,261
The City will respond to the RHNA allocations by conducting a new survey of existing
vacant sites eligible for housing, It will explore the possibility of re-designating land use
designations and or revise permissible uses in specific zones of the City to create new
sites. Finally, there will be an audit and recommendations on existing policies and
regulations to amend those that may represent barriers to the creation of affordable
housing.
INTEGRATION OF THE HOMELESS TASK FORCE ISSUES
State Law requires that the Housing Element address the issues of special needs
households, including the homeless, single parent households, the disabled, seniors,
and other special needs groups. The current Housing Element addresses the issue of
homelessness and other special needs groups in terms of analyzing the population,
barriers to affordable housing, and other variables such as policy adjustments that
encourage or allow shelters and other solutions for homelessness.
There will be opportunities for the Council's Homeless Task Force members (Foat,
Weigel) to be a valuable source of updated information, assisting in reviewing possible
policy revisions and setting direction for the updated Housing Element.
'The Housing Element in the 2007 General Plan addressed the RHNA for the most recent planning period
(1998—2005). The State's Department of Housing and Community Development(HCD) notified the City
that the Housing Element would be deemed "in compliance with State law". This is significant in that it
affirms that the City's current Housing Element meets the requirements of the State for the planning for
affordable housing (housing for very low, low and moderate income families). It is the first time the City
has received State approval of its Housing Element.
000062
City Council Staff Report
January 9, 2008 -- Page 3
Housing Element Update— Planning Period 2006-2014
PRIORITIZATION OF THE RDA'S SET-ASIDE FUND INITIATIVES
The Housing Element Update is also an opportunity to explore the ways that RDA-
owned parcels and projects can reinforce and support the objectives of the Housing
Element. Affordable housing projects supported by RDA Housing Set-aside Funding
may be incorporated into the total count needed to meet the City's RHNA requirements.
While many of the City's Housing programs provide opportunities for others to build
affordable housing, the City's RDA set-aside funds represents a way that the city can
directly create housing. Projects implemented through set-aside funds are some of the
most effective means of meeting the RHNA's goals.
The Council's Housing Element Subcommittee (Mills, Hutchison) has begun discussions
with RDA staff on the development of housing that can meet the new RHNA allocation.
The Housing Element Subcommittee and the RDA will work to build a strategy that
reflects the Council's vision and priorities for affordable housing and the RDA Set-aside
Fund.
POLICY UPDATES TO SUPPORT HOUSING GOALS
Throughout the process of updating the Housing Element, we will review the existing
policies in the Element as well as regulations in the Zoning Ordinance. From these
reviews, we can determine whether certain policies and regulations should be amended
to assist in meeting the housing needs. It may also lead to the development of new
policies and programs to address issues associated with the new RHNA allocation. In
particular, staff has identified the potential for additional policy direction relating to:
a. The conversion of existing apartment units to condominium uses and its
impact on worker housing.
b. The potential for an inclusionary zoning policy. Inclusionary zoning
creates a system in which developers set-aside a certain number of
affordable units within a typical market rate development in exchange for
higher densities or other incentives. By doing, so, affordable housing is
better integrated into the community.
c. The potential for a need to "up-zone" or otherwise intensify General Plan
land use designations to assure that sufficient lands exist to allow for the
development of the RHNA allocated units.
PROJECT SCHEDULE
Staff has begun the update of the Housing Element for submission to HCD for the 2006
- 2014 planning period. To do so, a proposal was solicited for professional services
006063
City Council Staff Report
January 9, 2008-- Page 4
Housing Element Update— Planning Period 2006-2014
from a local consulting firm to 1) plan the necessary public input process, 2) evaluate all
data and state requirements, and 3) produce a housing element that can be submitted
to HCD. The firm, Terra Nova Planning & Research, was the recommended choice
and the City Manager executed a professional services agreement with Terra Nava
Planning & Research on November 19, 2007.
Among the tasks of the Housing Element Update is an effective public and community
outreach effort to encourage participation in the update process of residents, apartment
and land owners, and community based organizations involved with the issues of
affordable housing. These outreach efforts are scheduled for February 2008.
Staff will provide periodic updates on the progress of the Housing Element Update to
the City Council. The Councils' Housing Element subcommittee and the Housing Task
Force, whose meetings are already ongoing, may have additional comments to offer on
the Housing Element Update. An outline schedule has been developed below that
guides the effort to closure by fall 2008:
OUTLINE SCHEDULE
City Council Presentation January 2008
Data Collection January/February 2008
Community Workshops February 2008
Draft Housing Element March 2008
City Staff Review March 2008
Joint City Council/Planning Commission Workshop April 2008
Transmit to Dept. of Housing & Community Development (HCD) April 2008
Comments back from HCD July 2008
Revise Housing Element per HCD comments July 2008
Planning Commission Hearing August 2008
City Council Hearing September 2008
SUMMARY
In presenting this outline for updating the Housing Element, Staff invites the Council's
comments and concerns so that our work will reflect its priorities for new housing
development and its direction in proceeding with the update.
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City Council Staff Report
January 9, 2008-- Page 5
Housing Element Update—Planning Period 2006-2014
FISCAL IMPACT:
A Certified Housing Element enables the City to apply for certain state housing grants
which have as part of their criterion, a certified Housing Element. The cost of preparing
the Housing Element update will be fully funded from the RDA set-aside fund.
aii A wing, 1 P Thomas J. Wils
Direc or of Plar ni/rYg Services Assistant City Hager
David H. Ready, Cl y Ma
Attachment: Goals and Policies of 2007 Housing Element
000065
GOALS, POLICIES AND ACTIONS
Providing housing that fulfills the diverse needs of Palm Springs is a
fundamental prioncy for the City. This section is essentially the City's
n r . a '1 '1 1 Housing Plan to achieve that boat. The goy is and policGcs cc nc�mcd an clhc
Housing Element address Palm Springs' identified housing needs and are
implcmcnrcd through a series of actions or programs. Housing actions and
programs include both current City efforts and new initiatives chat 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 the housing goals and policies.
Palm Springs has a diverse population of different ages, income levels,
households, and lifestyles, each wirh 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 char new housing is
compatible with the surrounding neighborhoods is an important goal. In
the Central Business District, new housing can nor only increase housing
opportunities, but be an economic stimulus to the Downtown.
Ocher areas located outside the urbanized area of Palm Springs—Palm
Hills and the Chino Cone—require a much different housing strategy.
Thcsc areas warrant customized policy guidance, as specified in the Land
Use Element, because the City has determined that the preservation of
their unique hillside character is of utmost importance and thus
development should be carefully guided. Similarly, large planned
developments in the community also require the preparation of specific
plans.
Ensuring an appropriate quantity, diversity, and price for 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 production of quality and well-designed housing.
66090c,
Palm Springs 2007 General Plan Page 1
HOUSING ELEMENT
GOAL HS I:
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Facilitate a broad range of housing types, prices, and opportunities
to address current and future housing needs in the community.
Policies
HS1.1 Provide adequate residential sites no accommodate new housing
through land use, zoning, and specific plan designations co
encourage a broad range of housing opportunities.
HS1.2 Maintain a range of housing densities through gcncral plan
land use designations and zoning to facilicare and encourage
single-family homes, apartments and townhouses, mobile
homes, and special needs housing.
HS1.3 Facilitate the production of quality mixed- and multi-use
projects on vacant and underutilized land chat are
complementary with surrounding uses-
HS1.4 Ensure new residential projects are adequately served by park
and recreation, libraries, sanitary and storm sewers,
transportation, public safety, and ocher public services and
facilities.
HS1.5 Direct higher density residential uses near major activity centers
and along corridors consistent with adopted architectural and
design guidelines.
HS1.6 Provide for various regulatory and financial incentives to
encourage well designed housing, special needs housing, and
housing affordable to households of different income levels.
HS1.7 Support appropriate levels of housing production that meets
City housing needs yet also promotes the vitality of established
neighborhoods and enhanced quality of life.
HS1.3 Procecr established single-family residential neighborhoods
from the transition, intensification, and encroachment of uses
that dcuracr and/or change the character of the neighborhood.
HS1.9 Support the construction of higher density residential and
commercial opportunities as well as implementation of
infrastructure plans set forth in the Section 11 Master Plan.
Palm Springs 2007 General Plan Page 2
HOUSING ELEMENT
Actions
HS1.1 Pmricle fir Arlequale 1-1ou,5iug Siles. The City of Palm Springs
is experiencing a significant demand for housing. The provision
of adequate sites for residential developmenr is critical to weer
these needs. State law requires chat suffocrt sires be made
available for siaglc-family, multiple-family, mobile homes,
mixed and multi-uses, accessory dwelling units, and emergency
and transition to meet present and future needs housing in the
community. This housing element provides an inventory of
vacant sites to address City housing ❑ecds. As noted by the
City's 2004 Fair Housing Study, scare law now requires that
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 scare law-
5-Year Objectives:
Maintain an inventory and map of sires available for
residential development and provide at the front
counter upon requesr.
Amend the Zoning Code to redefine accessory dwelling
units, remove the conditional permit requirement,
allow in all single-family residential zones, and make
The standards consistent with state law by 2007.
HS12 Conlivav 70 (IJfirr Regulalory Inee;atives, The City offers
regulatory incentives co facilitate the construction of a range of
housing Types and prices. Regulatory concessions used have
included zone changes and General Plan ameudmcors (e.g.,
Coyote Run), conditional use permit (e.g., Villa Del Sol), and
minor modifications (other 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
standards without a public hearing, but the findings
requirement (which are similar to a variance) arc difficult to
make.
5-Year Ohjcctivcs:
Continue to review and accept requests for minor modi-
fications, density bonuses, General Plan amendments,
and zone changes for projects that hurher City housing
goals.
Palm Springs 2007 General Plan Page 3
HOUSING ELEMENT
• Study the minor modification process and modify
findings chat are presently modeled after a variance so
as to expedite quality residential development.
HS1.3 C01Wc1lre to Q/f r 1"hiancial lvreLwires. Whereas the City of
Palm Springs has designated sufficient vacant land to support
the production of housing affordable to all economic segments
of the community, affordable housing typically requires publicly
and privately funded financial assistance to make projects
feasible. To char end, the City grants financial incentives (e.g.,
fee waivers for parks), provides low-cost land, Redevelopment
Housing Set-Aside funds, and various other City funds to
support the production of affordable housing that has been
built during the present housing clement 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 sct-aside funds,
General funds, low-cost land, and make available other
financial assistance for affordable housing projects.
• Consider waiving the Multiple Species Habitac
Conservation Plan fcc ((!g., fee to acquire sensitive
habitat) for lower income affordable housing projects.
• Promote financial and development assistance programs
to the building community on an annual basis.
HSIA Reriezv and Revise Deeelolmiew Standards. As available land
continues to diminish and housing demand increases, the City
will need to consider higher density housing opportunities,
particularly on underutilized land. Presently, mixed-use/mulri-
use housing is allowed in the Central Business District, the
Tourist Resort Commercial, and Mixcd-Use/Multi-1Jse land use
designations. Higher density housing can be a catalyst for
enhancing economic activity in die downtown core as well as
addressing City housing goals. For other areas of the City where
housing is needed, developing a density bonus chat mirrors
state law can also help facilitate quality affordable housing.
5-Year Objectives:
Implement increased floor area ratio of up co 4.0 for
mixed-use/multi-use projects in the downtown core, as Q
Palm Springs 2007 General Plan
Page 4
HOUSING ELEMENT
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 the Downtown Urban Design Plan and
Land Use Element.
• Create a density bonus ordinance and incentives
program consistent with state law.
r : r - • � r
Palm Springs has well-defined single-family residential neighborhoods
each with its own history, character, and needs. Many established older
neighborhoods, such as the Movie Colony, Las Palmas, Occpwell Estates,
and Racquec Club Estates, are distinguished by their physical layout,
landscaping and walls, and various architectural styles. Neighborhood
quality in these areas is ensured when new development is compatible with
the character, scale, and design of surrounding land 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 Additional goals and policies
neighborhoods are environmental in narure—how to preserve scenic views, related to neighborhoods and
minimize impacts to ncc environment, and protect sensitive plants and community design are in the
animal species. Oilier neighborhoods emerging on the eastern and Community Design Element,
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.,
Smokecree Ranch) offer a range of neighborhood environment and
recreational amenities. Palm Springs mobile home barks provide housing
options for seniors as well.
Palm Springs 2007 General Plan Page 5
HOUSING ELEMENT
Efforts to preserve and enhance neighborhood quality must therefore
reflect the diversity of neighborhoods and their needs. Certain residential
neighborhoods are well-mainrained and thus the primary issue is how to
preserve and enhance the character of the neighborhood. Neighborhoods
in need of revitalization 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 utmost concern,
GOAL HS2
Foster a high quality of life and vibrant neighborhoods through the
preservation and improvement of housing and provision of
community services.
Policies
HS2.1 Enhance neighborhoods through public services and facilities,
infrastructure, open space, adequate parking and traffic
management, pedestrian and bicycle routes, and public safety.
1-152.2 Foster resident involvement in neighborhood organizations and
homeowner associations to support the beautification,
improvement, and preservation of neighborhoods.
HS2-3 Enhance the appearance and character of neighborhoods with
high quality site planning, architecture and landscape design in
multiple-family developments, and highly visible single-family
homes.
HS2A Encourage the preservation and resturation of homes that have
historical, architectural, or cultural significance as prescribed by
the Historic Preservation Ordinance.
HS2-5 Maintain the quality of ownership and rental housing through
the adoption, periodic revision, and enforcement of housing and
property maintenance standards.
HS2-6 Encourage the repair, improvement, and rehabilitation of
housing and the replacement of substandard housing as a
means to enhance residents' quality of life in neighborhoods-
HS2-7 Foster and ensure that residential projects are of high quality
and thoughtful design through the implementation of adopted
architectural and design standards and architectural review.
Palm Springs 2007 General Plan Page 6
MOUSING ELEMENT
HS2.8 Support the preservation of quality mobile home parks in the
community as a source of affordable housing through the
provision of rental and homeownership assistance and
rehabilitation.
HS2.9 Preserve the supply of affordable rental housing in the
community, including mobile home parks, publicly subsidized
rental housing, and special needs housing.
Actions
HS2.1 ImlVememl DevikMt SlaTfdai-di. Palm Springs has residential
neighborhoods with historic, architectural, and cultural
significance to the community. To ensure char new development
is appropriate in scale, size, and characrer ro surrounding uses
within a neighborhood, especially established neighborhoods,
the City has adopted design standards that govern new housing
projects as well as rehabilitation of qualified housing projects as
well. The Planning Commission Architectural Advisory
Committee is 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.
HS2.2 Implevitnl Nisloric Preservatiou (mr• raw. Palm Springs has a
number of residential structures that are of significant historical
and architectural merit to ncc community. The City has
therefore institured regulations to preserve and enhance these
resources. The City has a Historic Site Preservation Board,
which nominates and recommends potential historic sires to
City Council, recommends the designation of historic districts,
and implements the City Historic Preservation Ordinance. The
City's Historic Preservation Combining Zone is designed to
protect the historical character of structures and neighborhoods
through the review of applications for new development and
modification 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.
Palm Springs 2007 General Plan Page 7
HOUSING ELEMENT
Continue to update the Historic Resources Survey and
identify additional residential structures that could be
designated as Class 1 or Class 2 historic structures,
HS2.3 Enforce Pro/rerr7, Alaiulemince C.'nrles, Code enforcement is an
important tool to ensure that the value, character, and quality
of neighborhood and housing are maintained. The City's
Building Department inspects properties for compliance with
state and local regulations for building and property
maintenance. This includes periodic inspections for lead
abatement, Tf deficiencies are found, the property owner is
granted a specified time to correct the matter. City staff may
also direct the owner to appropriate loan programs
administered by the City. Should corrections not occur, the City
can issue citations or initiate legal action. However, the City
first works for voluntary compliance through educating
property owners-
5-Year Objectives:
• 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.
HS2.4 Coniiuiie Housing Rehabililafiou Loan Program. The City
provides up to y$1,500 in grants to very low and low income
homeowners for home maintenance, emergency repairs, and
accessibility modifications. Through the Homc Repair Program,
the City continues to maintain and cultivate resource linkages
with numerous community agencies mutually beneficial to each
other's clients' needs, as well as preventing duplication of efforts
and resources. Some of those agencies are Amputee Connection,
Catholic Charities, Community Access, Desert AIDS Project,
Episcopal Community Services, Jewish Family 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
the Visiting Nurscs' Association of Coachella Valley.
Palm Springs 20V General Plan Page 8
HOUSING ELEMENT
5-Year Objectives:
• Provide rehabilitation loans to help low income
households make necessary improvements to remedy
health and safety code violations or make qualified
housing repairs and modifications.
• Continue comprehensive housing and neighborhood
assistance under the Recapture Our Neighborhood
program as funding becomes available.
HS2.5 Rehabilitate and Preserve Mobile Homes. Mobile homes are an
important housing option for families and seniors. To chat end,
the City has a mobile home rear stabilization ordinance and
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 agreemencwich Millenium Housing to rehabilitate
the Sahara Mobile Home Park and commit y$450,000 in
Redevelopment funds in return for 50 percent of the units (127
spaces) remaining affordable to very low and low income units.
The Agency will also assist cenanrs of the El Dorado Mobile
Home Park to buy land in advance of the conversion of the
park to condominium ownership. The Redevelopment Agency
will assist 17 moderate income purchasers at a cost of$85,000,
and provide $39,000 in assistance to low income renters for the
income certification. The park will receive $1 million in State of
California MPROP finds co assist low income purchasers-
5-Year Objectives:
• Commit funding to rehabilitate the Sahara Mobile
Home Park and commit homeownership funds to El
Dorado Mobile Home Park.
• Continue implementation of and periodcc review of the
City's mobile home park rent stabilization ordinance.
HS2.6 Preserve At-Risk Units. The City is committed to preserving its
stock of multiple-family affordable housing, some which is ac
risk of conversion and/or needs significant renovation and
improvement. The City is committed to facilitating
preservation of affordable housing through rechnical assistance
and providing financial assistance when feasible. The City is
planning to provide $450,000 in RDA Set-Aside monies to the
136-unir Heritage Aparrmencs in return for a covenant to
reserve 68 units for very low income households for a period of ®�
Palm Springs 2007 General Plan Page 9
HOUSING ELEMENT
25 years ending 2026. The City has also conducted a TEPRA
(Tut Equity Fiscal Responsibility Hearing) for the proposed
issuance of tax-exempt Multiple-family Mortgage Revenue
Bonds of up to $12 million on behalf of the Taliquitz Court
Housing to preserve the 108 units as affordable to low income
households-
5-Year Objectives:
Monitor the status of affordable units chat may become
at-risk of conversion.
Provide technical assistance as feasible to facilitarc
preservation for units considered at risk of conversion.
• Support efforts to preserve the Heritage, Tahquitz
Court, and Palm Springs Senior Apartment projects.
�HOUSING ASSISTANCEAND SPECIAL NEEDS
As a desirable resort community, Palm Springs will continue to experience
a relatively high demand and prices for housing. These market conditions
have long-term implications for maintaining, the diversity and character 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 afford only apartments
and a limited number of homes and must move to other communities to
buy a home.
In addition, certain segments of the population will continue to have
greater difficulty in finding decent and affordable housing due to special
circumstances. These segments may include lower income households, die
elderly, people with disabilities, large or single-parent families, agricultural
workers, and the homeless. Facilitating and encouraging housing
opportunities for these and other special needs groups can help promoce an
inclusive community and further achieve fair housing goals.
Palm Springs 2007 General Plan Page 10
HOUSING ELEMENT
GOAL HS3:
Facilitate and encourage a broad range of renral and ownership
opportunities for people with special housing needs within Palm
Springs.
Policies
HS3.1 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.
HS3.2 Assist in the funding of the developmcnr of emergency,
transitional, and permanent supportive housing, and the
provision of supportive services for people who are homeless.
HS3.3 Increase the supply of affordable and accessible housing suited
to the independent and semi-indcpcndenr living needs of
people with disabilities; provide assistance to people with
disabilities to maintain and improve their homes.
HS3.4 Expand homeownership opporrunicies in Palm Springs to
moderate income buyers through homebuycr assistance and
ensure that rental assistance is available for eligible renter
households.
HS3.5 prohibit housing discrimination and other related
discriminatory actions in all aspects affecting dhe sale, rental, or
occupancy of housing based on status or other arbitrary
classification.
HS3.6 Support collaborative partnerships of nonprofit organizations,
the development community, and the City of Palm Springs to
work together to provide affordable housing.
HS3.7 Assist and support, where feasible, in the production and
conservation of housing affordable to very low, low, and
moderate income households.
HS3.8 Facilitate the development of affordable housing through
regulatory incentives (e.g., such as lot consolidation and density
transfers), density bonuses, inclusionary housing, and financial
assistance where feasible.
HS3.9 Improve accessibility for the physically impaired and disabled
by eliminating architectural barriers during the design,
rehabilitation, and new construction of housing.
0000 S
Palm Springs 2007 General Plan Page 11
HOUSING ELEMENT
Actions
HS3.1 Proviele I-lomeowne shi( A.vaiw ttttr. The City administers a
homeownership assistance program for the Descrt Highlands
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 co remain affordable to
moderate income households and the program also has a shared
appreciation provision. The City has historically participated in
a Tease-co-Own Program that 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 homcbuyer's
assistance programs ro meet goals set forth in the
Consolidated Plan.
HS3,2 Provide Rental A.rsistrutee, The Riverside County Housing
Audhorky administers die Housing Choice Voucher (Section 8)
rental assistance program for Palm Springs. Funded by the
Departmenr of Housing and Urban Development, the Housing
Choice Voucher program extends rental subsidies to very low
income households by offering the tenant a voucher that pays
the difference between the current fair market relic (FMR)
established by the Housing Authority and 30 percent of the
tenant's income. The voucher is accepted on a voluntary Basis
by the landlord. A tenant may choose housing chat costs m0rc
than the FMR, if 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 this program,
5-Year Objectives:
Support the County of Riverside's housing voucher
program and lobby for additional vouchers as needed.
Palm Springs 2007 General Plan
Page 12
HOUSING ELEMENT
• Continue in provide City financial assistance to local
nonprofit organizations that can be used for motel
vouchers.
HS3.3 Provicle Fah- I/ntrcirg Se rites. Palm Springs is committed to
assuring fair housing opportunities so people in all 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/tenant education, conduct
testing of the 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 opportunities. The City's Human Rights Commission
is intended to promote ehc improvement of relations, civic
peace, intergroup 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 coward fair housing, goals set forth in the 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 Human Rights
Commission on the status of fair housing in the
community.
Continue to periodically prepare an Analysis of
Impediments to Fair Housing Choice and implement its
findings.
• Distribute information about fair and equal housing
laws and resources in public libraries, community and
senior centers, local social service offices, and other
public locations.
HS3.4 Ivr/Vemerrl Hwasivg Accessibilhjy Pro raws, The City has an
aggressive program to ensure char people wick disabilities can
fully experience Palm Springs. The City prepares an Analysis of
Impediments to Pair Housing ro 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 U
Palm Springs 2001 General Plan Page 13
HOUSING ELEMENT
Plan to comply with the federal ADA and Fair IIousing Act
requirements. During this process, several impediments to fair
housing were identified. Stare law requires jurisdictions to
permit by right group homes serving six or fewer residents in
the community. The City desires to create an ordinance rhac
mirrors the protections in Stare law for group homes.
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.
• Create reasonable accommodation ordinance ro allow
modifications co new and rehabilitated projects to
maximize accessibility for people with disabilities by
2007.
HS3.5 Svj)porl Fmerg(wuy Shelle and 19-agzsiiional llorrcirrg
ProSrurn. 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 Elcment to be in compliance
with stare law, each city muse designate a zone where such uses
are conditionally permitted and ensure chat the conditions
facilitate such uses. The City is providing fiends 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 Zoning Code to conditionally permit
emergency and transition housing in the A, M-1, and
M-2 zones by 2007.
Palm Springs 2007 General Plan Page 14
HOUSING ELEMENT
Palm Springs is noted for its exceptional natural beauty and fragile
environment. The San Jacinto and Santa Rosa Mountains and their
remarkable landforms are a defining characteristic 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 integration of
development into these areas.
The desert floor of The Coachella Valley also provides some of the richest
diversity of plant and animal life, including numerous protected species.
More than six different habitat conservation plans protecr 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 more than one million acres, and including at
least 27 desert and mountain natural communities and 27 species. These
plans also guide the type, location, and intensity of development to ensure
that critical habitat for protected species is preserved.
The Palm Springs community has long been committed to furthering an
environmental ethic that emphasizes the use of altcroativc energy Tech-
nologies, such as wind energy, cogeneranon, and solar energy. Givcn the
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 susrainable 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 HS4:
k'ulfLU the City's housing needs while protecting the natural
environment and resources and promoting an environmentally
sustainable ethic.
Policies
HS4.1 Require that all residential developments be thoughrfully
integrated into the natural environment, including washes,
hillsides, viewsheds, and other features of the narural terrain.
GU00
Palm Springs 2067 General Plan Page 15
HOUSING ELEMENT
HS4.2 Prohibit the encroachment of significant housing development
into areas designated as open space, desert, or conservation
areas without appropriate environmental review and approvals.
HS4.3 Encourage the use of green building practices, including Tide
24 energy conservation standards, in the construction,
rehabilitation, and renovation of housing, to the extent feasible.
HS4.4 Encourage the conservation of water resources through the
incorporation of native landscaping and noninvasive species
that are specially adapted to the desert climate.
I-IS4.5 Support the Multiple Species Habitat Conservation Plan and
the sensitive integration of housing in undeveloped areas where
permitted under the Plan.
HS4.6 Continue to require, monitor, and enforce National Pollutant
Discharge Elimination System permits and appropriate best
management practices.
Actions
HS4.1 Debetop a Grten }3rcrldiilg Orclhicnece. A green building is a
structure that is designed, built, renovated, operated, or reused
in an ecologically and resource-efficient manner. The primary
goals of this type of sustainable development are to conserve
water, electricity, and natural gas, as well as to reduce waste
generation. The City enforces the state-mandated requirements
for energy conservation as part of the Warren-Mquisr Act. The
City is known for its 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-fear Objective-
Develop a green building ordinance that encourages
resource conservation in both the construction and
rehabilitation of housing,
HS42 lv%lemeni Hillsicle De eloptneui Ker,ieu. 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
dG�Dd�!L
Palm Springs 2007 General Plan Page 16
HOUSING ELEMENT
projects proposed on slopes with a grade of 10 percent or
greater. Beyond standard application procedures and items, the
application must also contain topographical maps and grading
plans. Arcas of the site having a slope of 30 degrees or higher
are excluded from the area that may be allowed in computing
total density. Specific development standards arc also
encouraged to ensure that the residential project is compatible
with the surrounding landscape and provides necessary
infrastructure and services.
5-Year Objective:
Continue implementation of hillside development
standards.
HS4.3 11121ileme)rf M;tfer Couscrvaliwr Program, Palm Springs
recognizes the finiteness of its water supply and the importance
of conservation. The City implements a program to use
reclaimed water for public golf courses. To further conserve
water, the Palm Springs Municipal Code provides for a water
efficiency landscape program. Prior to construction and
installation of any new or rehabilitated landscaping, the
developer must submit a landscape document package for
review and approval. The City shall review applications and
approve, conditionally approve, or deny such application and
shall assure conformity.
5-Year Objective:
• Continue implementation of the review of water
conservation aspects of landscape ordinance.
C00022
Palm Springs 2007 General Plan Page 17
HOUSING CLEMENT
Table 3.22
Housing Program Summary, 1998-2007
Objective Funding I Implementing Agency Time-frame
1.1 Adequate • Maintain inventory and map of residential available for General Planning Department Ongoing
Sites development,and provide at the front counter Fund
• Amend Zoning Code to redefine accessory units,remove 2007
conditional permit requirement,allow in single-family
zones,and make standards consistent with state law
1.2 Regulatery . Review and accept requests for minor modifications, General Planning Department Ongoing
Incentives density bonuses,and general plan amendments and zone Fund,
changes for housing projects that meet City housing goals. RDA
• Study minor modification process and modify the findings 2007
required to expedite quality housing
1.3 Financial • Continue to approve fee reductions and waivers.City tax General Planning Department Ongoing
Incentives increment funds,General funds,low cost land,and other Fund,
assistance for affordable housing projects RDA
• Consider waiving CVMSHCP fee(e g.to acquire sensitive Planning Department 2007
habitat)for lower-income affordable housing projects
• Promote financial and development assistance programs to Community and Economic Annually
the building community on an annual basis Development
1.4 Development • Implement increased floor area ratio of up to 4.0 for mixed/ General Planning Department 2007
Standards multi-use projects in the downtown core as defined by the Fund
Downtown Urban Design Plan and Land Use Element
• Allow housing densities up to 70 units per acre for mixed/
multi-use projects in the downtown core as defined by the
Urban Design Plan and Land Use Element
• Create a density bonus ordinance and incentives programs
consistent with state law
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 residenhalstructures Fund
• Continue to update the Historic Resources Survey and
identify additional residential structures that could be
designated as Class 1 or Class 2 historic structures
2.3 Property • Implement code enforcement programs using approach of General Budding Department and Ongoing
Maintenance voluntary compliance,administrative citations,and court Fund, Community and Economic
action Provide educa ion regarding lead-based paint CDBG Development
hazards and assistance in complying with federal law
• Provide financial assistance where appropriate to remedy
property maintenance and health code violations
2.4 Housing • Provide rehabilitation loans to help low income households General Building Department and Ongoing
Rehabilitation make home improvements to remedy health and safety Fund. Community and Economic
Loan code violations or make accessibility modifications CDBG Development
• Continue comprehensive housing and neighborhood
assistance under the Recapture Our Neighborhood
program 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 stabdizalion ordinance
Palm Springs 2007 General Plan Page
11V13®L�
HOUSING ELEMENT
Table 3-22
Housing Program Summary, 1998-2007
Objective Funding I Implementing Agency Time-frame
2.6 Preservation • Monitor the status of affordable units that may become at- CDBG, Community and Economic Ongoing
of At-Risk Units risk of conversion and provide technical assistance as RDA Development
feasible to facilitate preservation
Support efforts to preserve the Heritage,Tahgollz Court, 2007
Palm Springs Senior Apartment projects
3.1 . Provide homeownership opportumitles for 9 households in CDBG, Community and Economic Ongoing
Homeownership the Desert Highlands area RDA Development
Assistance • Research,review,and develop additional homebuyer's 2007
assistance program to meet goals set forth in the
Consolidated Plan
3.2 Rental . Support the County'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 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
mediation services CDBG
• Periodically report to the City Human Rights Commission
on the status of fair housing
• Periodically prepare an Analysis of Impediments to Fair
Housing Choice and implement its findings
3.4 Housing . Amend Zoning Code 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
• Create reasonable accommodation ordinance to allow 2007
project changes to ensure access by disabled people
3.5 Emergency • Continue 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 rehabilitalion Fund
of housing
4.2 Hillside • Continue implementing hillside development standards General Planning Department Ongoing
Development Fund
4.3 Water Continue implementation of[he review of water General Planning Department Ongoing
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
Source. Cl of Palm Springs
Palm Springs 2007 General Plan Page
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HOUSING ELEMENT
Palm Springs 2007 General Plan
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