FY 2022
ANALYSIS OF IMPEDIMENTS TO FAIR HOUSING
CITY OF CATHEDRAL CITY
PUBLIC REVIEW DRAFT
2 TABLE OF CONTENTS
1.0 INTRODUCTION………………………………………………………………………………………………………. 4
1.1 Purpose
1.2 Definition of Affirmatively Furthering Fair Housing
1.3 Analysis and Participation
1.4 Methodology Used
1.5 Conclusions
2.0 BACKGROUND DATA…………………………………………………………………………………………………. 9
2.1 Demographic Data
2.1.1 Population, Gender, Race, Ethnicity
2.1.2 Social and Household Characteristics
2.1.3 Special Needs Populations
2.2 Income
2.2.1 Comprehensive Housing Affordability Strategy
2.3 Employment
2.4 Housing Profile
2.4.1 Homeownership and Vacancy
2.4.2 Subsidized Housing
2.5 Public Transit
3.0 FAIR HOUSING SERVICES……………………………………………………………………………………….… 33
3.1 Anti-Discrimination
3.2 Landlord-Tenant
3.3 Continuation of Fair Housing Services
4.0 IDENTIFICATION OF IMPEDIMENTS TO FAIR HOUSING CHOICE………………………………… 37
4.1 Governmental Constraints
4.1.1 Land Use Controls
4.1.2 Codes, Procedures, Fees
4.1.3 Infrastructure Constraints
4.1.4 Public Housing
4.2 Environmental Constraints
4.3 Non-Governmental Constraints
4.3.1 Environmental Hazards and Issues
4.3.2 Land Prices
4.3.3 Construction Costs
4.3.4 Financing
5.0 ASSESSMENT AND RECOMMENDATIONS……………………………………………………………… 45
5.1 Impediments and Actions
5.2 Time Frame
5.3 Signature Page
LIST OF TABLES
Table 1 Population, Gender, Race, Ethnicity
Table 2 Demographic Comparisons by Census Designated Place
3 Table 3 Social and Household Characteristics
Table 4 Economic and Labor Characteristics
Table 5 Housing Needs- Comprehensive Affordability Strategy (CHAS) Data Table 6 Monthly Labor Force Data for Cities and Census Designated Placed
Table 7 Housing Stock Inventory
Table 8 Housing Occupancy Status
Table 9 Subsidized Housing Projects in Cathedral City
Table 10 Fair Housing Discrimination Cases
Table 11 Landlord Tenant Data
Table 12 Disposition of Applications in Riverside-San Bernardino-Ontario MSA/MD, by Selected Income and Race Categories
Table A-X Local Housing Data-2020 SCAG
FIGURES
Figure 1 Cathedral City Income Distribution by Group
Figure 2 SunLine Transit System Map
Figure 3 CDBG Target Area
Figure 4 Title 24 Complaint Form
APPENDICES…………………………………………………………………………………………………………………49
APPENDIX A PROOF OF PUBLICATION
APPENDIX B NEEDS ASSESSMENT SURVEY.
4 1.0 INTRODUCTION
1.1 PURPOSE
The City of Cathedral City is committed to providing community development and housing opportunities devoid of regard to arbitrary factors and to affirmatively further fair housing throughout the Cathedral City. The City intends to make certain that fair housing choices for all residents regardless or face, color, national origin, ancestry, religion, sex, disability, familial status, source of income, sexual orientation, or any arbitrary factors does not affect their ability to housing choice.
Cathedral City was incorporated in 1981 and became an entitlement jurisdiction on July 1, 2012. Entitlement jurisdictions are responsible for maintaining compliance with federal fair housing laws. Cathedral City has prepared this Analysis of Impediments to Fair Housing (AI) in compliance with 24 CFR 50.601 and 24 CFR 570.904. The AI:
1) Identifies impediments to fair housing choice within Cathedral City; 2) Specifies the actions that the City will take to overcome the effects of the Impediments; and
3) Recommends a system of recordkeeping that reflects the analysis and actions of the AI.
1.2 Definition of Affirmatively Furthering Fair Housing
The United States Department of Housing and Urban Development (HUD) defines Fair Housing in 24 CFR 570.904(c)(1) to mean the ability of persons of similar income levels to have the same housing choices regardless of race, color, religion, sex, handicap, familial st atus or national origin. Discrimination in the sale or rental of housing is prohibited against these protected classes. Fair Housing laws are intended to further equal opportunity in housing, mortgage lending, and the purchase of mortgage insurance.
Impediment to fair housing choice consists of the following:
• Any actions, omissions, or decisions taken because of race, color, religion, sex, disability, familial status, ancestry, national origin, marital status, or any other arbitrary factor that restrict housing choices or the availability of housing choices, or
• Any actions, omissions or decisions, policies, practices, or procedures that have the effect of restricting housing choices or the availability of housing choices on the basis of race, color, religion, sex, disability, familial status, ancestry, national origin, marital status, or any other arbitrary factor.
To affirmatively promote equal housing opportunity, a community must work to remove any impediments to fair housing choice. According to HUD a jurisdiction has the obligation to include the following:
• Analyze and eliminate housing discrimination in the jurisdiction. • Promote fair housing choice for all persons, including those with limited English proficiency. • Provide opportunities for racially and ethnically inclusive patterns of housing occupancy. • Promote housing that is physically accessible to and usable by, all persons, particularly persons with disabilities.
• Foster compliance with the nondiscrimination provisions of the Fair Housing Act.
5 Impediments to fair housing include any actions or omissions within a jurisdiction’s public or private housing sector that:
• Constitute a violation or a potential violation of the Fair Housing Act. • Are counter-productive to fair housing choice, such as resistance when minorities or lower income persons move into a non- minority or higher income community or resistance to the siting of group homes in a single family residential neighborhood.
• Have the effect of restricting housing opportunities on the basi s of race, color, religion, sex, disability, familial status or national origin.
Examples of impediments that may occur in the public sector include local building, occupancy, or health and safety codes that may affect the availability of housing for mino rities, families with children, or persons with disabilities. Planning and development policies that affect the siting or type of permitted housing are potential impediments. Language may also be a barrier for families or individuals with limited English p roficiency needing access housing opportunities, programs or services.
In the private sector, some examples of impediments may include real estate practices such as steering or blockbusting, deed restrictions, inaccessible design, and “occupancy quotas”. Some other examples may include banking and insurance policies or practices pertaining to the financing, sale, purchase, rehabilitation, or rental housing that may affect the achievement of fair housing goals.
6 1.3 Analysis and Participation
This AI is prepared as a component of the City’s consolidated plan. The 20 22 Consolidated Plan citizen participation process has three components:
1) Community Needs Assessment Workshop. Two public workshops were held to gather information regarding needs assessment of the community. Residents of Cathedral City were invited to participate with City Staff to determine needs of the City and best practices to manage continuing problems within the City. All comments and suggestions were incorporated into the AI for consideration and approval by City Council.
2) Community Needs Assessment Survey and Consultations. public service organizations and residents were interviewed or completed the survey regarding housing and community development needs in the City. Documentation of consultations with service providers is included in the 20 22 Consolidated Plan.
3) Public Hearing. A hearing was held before City Council to adopt the 2022 Consolidated Plan.
Survey:
1- Do you feel that you are well-informed on the issue of Housing Discrimination?
ANSWER CHOICES RESPONSES
Yes 44.16% 34
No 7.79% 6
Somewhat 45.45% 35
Total 75
2- If you believe or think that you or someone you know encountered housing discrimination, what type was it?
ANSWER CHOICES RESPONSES
Refusing, discouraging, or charging more to rent an apartment or buy a home. 52.00% 13 Discouraging a person from living where they want to live. Steering them to another apartment, complex or neighborhood.
16.00% 4
Refusing, discouraging, making it difficult or charging more or providing less favorable terms on a home loan to buy, refinance, fix up or use the equity in a home.
4.00% 1
Refusing, discouraging or charging more for home insurance. 0.00% 0 Refusing to make a reasonable accommodation or not allowing a modification to be made to make an apartment more accessible for a person with a disability.
24.00% 6
Predatory lending: unfair, misleading and deceptive loan practices. 8.00% 2
7 Other 36.00% 9
3- Have you ever encountered any forms of housing discrimination or known someone who has?
ANSWER CHOICES RESPONSES
Yes 30.26% 23
No 64.47% 49
Total 72
4- Do you think that there is enough affordable housing in Cathedral City?
ANSWER CHOICES RESPONSES
Yes 40.00% 4
No 60.00% 6
Total 10
5- What would you do if you encountered housing discrimination?
ANSWER CHOICES RESPONSES
Ignore it 5.19% 4
Report it 84.42% 65
Total 69
6- If you were to report Housing Discrimination, who would you report?
ANSWER CHOICES RESPONSES
City of Cathedral City 69.74% 53
Don’t Know 19.74% 15
Other 19
City of Cathedral City
Analysis of Impediments to Fair Housing
8 1.4 Methodology Used
The AI consists of a review and assessment of existing literature and data relevant to issues of housing fand air housing choice including:
• City of Cathedral City Consolidated Plan
• Housing Element reports and data
• SCAG 2020 Cathedral City Data
• Some data and reports provided by the Fair Housing Council of Riverside County pursuant its contract to provide fair housing services for participating jurisdictions in the County CDBG Program.
• United States Census and other demographic data.
• Home Mortgage Disclosure Act (HMDA) reports.
• Community Reinvestment Act (CRA) information pertaining to lending institutions throughout the County.
• Other studies and analyses of fair housing opportunities.
City of Cathedral City
Analysis of Impediments to Fair Housing
9 1.5 Conclusions
Detailed below are impediments found by the AI and the actions to be taken by the City to address those impediments, and the time frame by which the actions will be implemented.
Impediment 1: Fair Housing Complaints
There were 108 calls to the Fair Ho using Council of Riverside County within the last two years. Of those , many report of discrimination came from households of extremely low income. Fewer conflicts arose from households of higher incomes. The Fair Housing Council of Riverside did not provid e complete information for this report and Consolidated Plan.
Recommendation:
Action 1: Contract with a Fair Housing agency for the provision of landlord -tenant services including counseling, investigation, mediation, and referrals.
Cathedral City may want to contract with an agency beginning July 1, 2022 and through the term of the Consolidated Plan if the agency agrees to provide complete services and information in a timely manner related to landlord-tenant.
Action 2: The selected Fair Housing agency will provide community outreach services to renters and property owners distributing information, answering, conducting workshops regarding fair housing rights and responsibilities. The agency must provide complete and timely services to the residents and the City administration. The agency can be a City department rather than a subrecipient.
Impediment 2: Disabled Access
Typically, complaints’ regarding disabled access indicates a shortage of accessible units and a lack of understanding of the issue of reasonable accommodation. Access for persons with disabilities is significant because of the large senior population in the City.
As the population increases and the baby boom population ages the need to disabled accessibility increases.
Recommendation:
Action 3: Contract with a Fair Housing agency for the provisions of anti- discrimination services.
Action 4: The selected Fair Housing agency will conduct staff training and community workshops on issues of reasonable accommodations and City of Cathedral City
Analysis of Impediments to Fair Housing
10 modifications. A minimum of two trainings/ workshops will be conducted during the 2022-2027 Consolidated Plan.
Action 5: The City should consider o ffering a rehabilitation grant program that makes homes accessible, safe, and healthy. The objective is to empower elderly persons with disabilities to remain in their homes and provide them with the ability to maintain their self- sufficiency. Also offer CDBG emergency rehab program for low-income residents of the City.
Action 6: Continue enforcing Title 24 Disability Access Standards and encourage notifications of violations by providing the appropriate forms on the City’s webpage. This action will be ongoing and continuous.
Impediment 3: Access to Fair Housing
The City of Cathedral City is committed to ensuring fair housing choice for the residents.
Recommendation:
Action 7: Review and revise zoning ordinance to remove any provisions, language, and requirements that may be discriminatory or in violation of federal fair housing laws.
Action 8: Review the City’s development fee and processing structure to ensure that it does not impose excessive fees on the construction of housing.
Impediment 4: Homeownership Opportunities
The City realizes the importance and advantages of h omeownership and supports and encourages efforts that assist residents expand their homeownership opportunities.
Recommendation:
Action 9: The selected Fair Housing agency will provide First -Time Homebuyer education services including individual counseling and workshops to give potential buyers the tools they need to avoid predatory lending and foreclosure. Topics to be discussed may include: credit and predatory lending, qualifying for a home loan, budgeting, finding a lender, finding the right home and other issues that arise from owning property. Education efforts to expand homeownership opportunities will occur through the term of all Consolidated Plans.
City of Cathedral City
Analysis of Impediments to Fair Housing
11 2.0 BACKGROUND DATA
The City of Cathedral City acknowledges the importance of identifying the conditions that define the impediments to fair housing choice. Date and conditions presented in this chapter have been organized into the following categories: demographic, income/economic, employment, and housing. The CDBG target areas within Cathedral City identifies areas that have 51% or more households of low to moderate income according to the 2020 Census (Figure-3) . Based off the most recent Census Bureau report the Census Tra cts that qualify as low to moderate income areas are: 447.02, 449.07, 449.15, 448.08, 106.00, 449.16, 105.00 and 450.00. Information presented in this chapter is based on availability and appropriateness to the topic.
2.1 Demographic Data
2.1.1 Population, Gender, Race, Ethnicity
The 2020 Census demographic profile for population, gender, race, and ethnicity is shown in Table 1.
Table 1: Population, Gender, Race, Ethnicity
Population
Cathedral City
Number Percent
Person under 5 years 3,155 5.80%
Ages 5 to 19 years 10,664 19.58%
Ages 20-64 31,277 57.54%
Persons 65 & older 9,261 17.01%
Females 27,151 49.95%
Males 27,206 50.05%
White 41,101 75.61%
African American 1,482 2.72%
American Indian 515 0.95%
Asian 3,345 6.15%
Pacific Islander 139 0.26%
Two or more races 1,428 2.63%
Hispanic of Latino 31,851 58.59%
White, not Hispanic 16,775 30.86%
Source: U.S. Census Bureau, 2019 ACS 5-Year Estimates
City of Cathedral City
Analysis of Impediments to Fair Housing
12 Tables A-W are from SCAG Local Housing Data.
Table A: Population Trend, 2000-2020
CA DOF E-5 Population and Housing Unit Estimates
Cathedral City has a 2020 total population of 53,580 including 290 living in group quarters according to the California Department of Finance. The chart above describes the population trend in Cathedral City from 2000 to 2020. Over this period Cathedral City had an annual growth rate of 1.1% compared to
0.7% for the region. Table-2 shows almost 60% of the housing units are owner-occupied. Average household size is 2.87.
Table 2: Demographics
Median Age 39.4
Average Household Size 2.87
Average Family Size 3.73
Percent of Owner-Occupied Units 60.7%
Families Below Poverty Level 15.1%
Speak a language other than English at home 54.6%
Source: U.S. Census Bureau, 2019 ACS 5-Year Estimates
2.1.2 Social and Household Characteristics
Social and household characteristics describe the community’s growth and changing needs.
Households are defined as all persons who occupy a housing unit; including persons living alone, families related by blood or marriage, or unrelated individuals living together. Persons residing in retirement homes, hospitals, dormitories, or other group living situations are not considered to be households but are counted as persons living in group quarters. Table 3 displays the housing characteristics in Cathedral City.
Table 3: Social and Household Characteristics
Cathedral City
High school graduates, (25 and older) 40,319 (78.3%)
Bachelor’s degree (25 and older) 11,122 (21.6%)
Language other than English spoken at home 54.6%
Foreign Born 17,404 (32.01%)
0.0 10.0
20.0 30.0
40.0 50.0
60.0 2000
2005
2010
2015
2020
Cathedral City
42,647
49,766
51,200
52,441
53,580
SCAG
16,516,703
17,541,873
18,051,534
18,731,901
19,021,787
15.0 15.5
16.0 16.5
17.0 17.5
18.0 18.5
19.0 19.5
City of Cathedral City
Analysis of Impediments to Fair Housing
13 Average Household Size 2.87
Homeownership rate 60.7%
Median Household Income $46,521
Persons Below Poverty 10,915 (20.1%)
Sources: U.S. Census Bureau, 2019 ACS 5-Year Estimates Table B: Current Population by Age and Sex
American Community Survey 2014-2018 5-year estimates
The population of Cathedral City is 51% male and 49% female. The share of the population of Cathedral City which is under 18 years of age is 24.2%, which is higher than the regional share of 23.4%. Cathedral City's seniors (65 and above) make up 16.1% of the population, which is higher than the regional share of 13%.
Cathedral City has 23,026 workers living within its borders who work across 13 major industrial sectors.
The most prevalent industry is Arts, Entertainment, Recreation with 5,038 employees (21.9% of total) and the second most prevalent industry is Education & Social Services with 4,556 employees (19.8% of total).
Table D: Housing Tenure
American Community Survey 2014-2018 5-year estimates.
2,500
2,000
1,500
1,000
500
0 500
1,000
1,500
2,000
2,500
0-4
5-9
10-14
15-19
20-24
25-29
30-34
35-39
40-44
45-49
50-54
55-59
60-64
65-69
70-74
75-79
80-84
85+
Male
Female
61.2 %
52.5 %
38.8 %
47.5 %
0.0 %
10.0 %
%
20.0 30.0
%
%
40.0 50.0
%
60.0 %
70.0 %
Cathedral City
SCAG
Owner (%)
Renter (%)
City of Cathedral City
Analysis of Impediments to Fair Housing
14 Housing security can depend heavily on housing tenure, i.e. whether homes are owned or rented.
Cathedral City's housing stock consists of 17,984 total units, 11,003 of which are owner-occupied and 6,981 of which are renter-occupied. The share of renters in Cathedral City is lower than in the SCAG region overall.
Table E: Housing Tenure By Age
American Community Survey 2014-2018 5-year estimates.
In many places, housing tenure varies substantially based on the age of the householder. In Cathedral City, the age group where renters outnumber owners the most is 15-24 (by 85.6%). The age group where owners outnumber renters the most is 85+ (by 56.1%).
Table F: Households by Household Size
Number of People per Household
Renter Owner Total
American Community Survey 2014-2018 5-year estimates.
This Table illustrates the range of household sizes in Cathedral City for owners, renters, and overall. The most commonly occurring household size is of two people (29.4%) and the second-most commonly 0 500
1,000
1,500
2,000
2,500
15-24
25-34
35-44
45-54
55-59
60-64
65-74
75-84
85+
Owner
29 639
1,365
2,264
1,245
1,463
2,313
1,319
366
Renter
374
1,644
1,643
1,044
508
424
778
463
103
%
0.0 5.0
%
10.0 %
15.0 %
20.0 %
25.0 %
30.0 %
35.0 %
%
40.0 1
2 3
4 5
6 7+
City of Cathedral City
Analysis of Impediments to Fair Housing
15 occurring household is of one person (29.1%). Cathedral City has a higher share of single-person households than the SCAG region overall (29.1% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (3.1% vs. 3.1%).
2.1.3 Special Needs Populations
Elderly and persons with disabilities are two special needs populations that are predominant in Cathedral City.
Elderly and Frail Elderly Persons
Elderly persons are those that are 65 years and older. The 2020 Census shows the elderly population in Cathedral City at 17.01%. Frail elderly are considered to be persons 65 years and older that have a disability limiting their mobility and/ or ability to live independently.
The Riverside County Office on Aging provides programs, services, education, and annual assessment of the needs of the elderly. Affordable housing has consistently been identified as a priority each year with three main housing issues that need to be addressed:
1. The number one goal in senior housing is to develop a coordinated system of community-based services that allows older person to remain in their homes and continue to be as self-sufficient for as long as they possibly can.
Services vary from personal care services and adult day care facilities to in- home chore service and visitation.
2. Affordability of rental units is also a cause for concern. Low rent housing supplies is a concern among older citizens living off a fixed income.
3. S enior home repair is necessary in the city . The City should create CDBG rehabilitation for this group.
Persons With Disabilities
Disabilities can be either a physical or mental ailment that prohibits a person from functioning independently in a home or a community. These disabilities can hamper a person’s ability to maintain or keep their home. Persons with mental or physical disabilities often affect a person’s earning capability. Physical disabilities are addressed by means of special construction features to provide access and safety features within homes and community buildings.
2.2 Income
According to the 2020 Census Bureau report the median annual income for Cathedral City is $46,521.
City of Cathedral City
Analysis of Impediments to Fair Housing
16 Figure 1: Income Distribution
(Households)
Less than $10,000 1,656 8.8%
$10,000 to $14,999 1,261 6.7%
$15,000 to $24,999 2,333 12.4%
$25,000 to $34,999 2,032 10.8%
$35,000 to $49,999 2,597 13.8%
$50,000 to $74,999 3,086 16.4%
$75,000 to $99,999 2,032 10.8%
$100,000 to $149,999 2,239 11.9%
$150,000 to $199,999 753 4.0%
$200,000 or more 847 4.5%
Source: U.S. Census Bureau, 2019 ACS 5-Year Estimates
According to Table-4, approximately 20% of people in Cathedral City are living below the poverty line according to the Bureau of Labor and Statistics.
Table 4
Economic and Labor Characteristics
Characteristic City of Cathedral City
2010 2020
Median Household Income $45,693 $46,521
Individuals Below Poverty Level 23.7% 20.1%
Unemployment 12.2% 6.4%
Table G: Households by Poverty Status
Female-headed with 3 or more children
Female-headed with children 2.9%; 519
Female- headed3.4%; 613
Total households in poverty 10%; 1,798
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800
Percent of total households; Number of households
American Community Survey 2014-2018 5-year estimates.
In 2018, a single individual under 65 was considered in poverty with a money income below $13,064/year while the threshold for a family consisting of 2 adults and 2 children was $25,465/year.
0.9 %
;
16 7
City of Cathedral City
Analysis of Impediments to Fair Housing
17 Table H: Elderly Households by Income and Tenure
Owner Renter
Total
Percent of Total
Elderly
Households:
Income category,
relative to < 30% HAMFI 495
645 1,140 19.5%
surrounding area: 30-50% HAMFI 770 410 1,180 20.2%
50-80% HAMFI 1,000 200 1,200 20.6%
80-100% HAMFI 465 65 530 9.1%
> 100% HAMFI 1,700 85 1,785 30.6%
TOTAL 4,430 1,405 5,835
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.
Statute requires analysis of specialized housing needs, including housing needs for seniors. Federal housing data define a household type as 'elderly family' if it consists of two persons with either or both age 62 or over. Of Cathedral City's 5,835 such households, 19.5% earn less than 30% of the surrounding area income, (compared to 24.2% in the SCAG region), 39.8% earn less than 50% of the surrounding area income (compared to 30.9% in the SCAG region).
Table I: Disability by Type
Cognitive
Vision
Hearing2,057
0 500 1,000 1,500 2,000 2,500 3,000 3,500
American Community Survey 2014-2018 5-year estimates.
Disability data also provides valuable context for assessing current and future need for accessible housing units. Note that since some disability types are not recorded for children below a certain age, calculating disability as a percentage of total population may not be accurate. 2,002
3,306
1,461
2,3
38 Ambulatory
Self-care
Independent Living
1,666
City of Cathedral City
Analysis of Impediments to Fair Housing
18 Table J: Disability by Type - Seniors (65 and over)
American Community Survey 2014-2018 5-year estimates.
In Cathedral City, the most commonly occurring disability amongst seniors 65 and older was an ambulatory disability, experienced by 19.9% of Cathedral City's seniors (and 22.9% of seniors in the SCAG region).
Table K: Disability by Employment Status
With a
Disability
Percent
of
Total
No
Disability
Percent
of
Total
Employed 980 35% 20,513 70%
Unemployed 147 5% 1,403 5%
Not in Labor Force 1,712 60% 7,449 25%
TOTAL 2,839 29,365
American Community Survey 2014-2018 5-year estimates.
Understanding the employment status of people with disabilities may also be an important component in evaluating specialized housing needs. In Cathedral City, 35% of the population with a disability is employed, compared to 70% of the non-disabled population.
Table L: Developmental Disabilities
Cathedral
City
By
Residence: Home of Parent/Family/Guardian 261
14.0 %
7.9 %
7.4 %
%
19.9 7.2
%
13.4 %
13.1 %
%
6.6 10.1
%
22.9 %
10.5 %
17.5 %
0.0 %
5.0 %
10.0 %
15.0 %
20.0 %
25.0 %
Hearing
Vision
Cognitive
Ambulatory
Self-care
Independent Living
Cathedral City Percent
SCAG Region Percent
City of Cathedral City
Analysis of Impediments to Fair Housing
19 Independent/Supported Living 5
Community Care Facility 17
Intermediate Care Facility 0
Foster/Family Home 5
Other 5
By Age: 0 - 17 Years 293
18+ Years 146
TOTAL 732
CA DDS consumer count by CA ZIP, age group and residence type for the end of June 2019. Data available in 161/197 SCAG jurisdictions.
The California Department of Developmental Services also provides data on developmental disabilities by age and type of residence. These data are collected at the ZIP-code level and were joined to the jurisdiction-level by SCAG. Totals may not match as counts below 11 individuals are unavailable and some entries were not matched to a ZIP code necessitating approximation.
2.2.1 Comprehensive Housing Affordability Strategy
Income is important when the City evaluates housing and community development needs. Low- income families tend to have more constraints when they need to obtain adequate housing or services. Housing and community development planning purposes utilizes data collected in the Comprehensive Housing Affordability Strategy (CHAS). Definitions and analyses of Table 5 are detailed below:
• Cost Burden- the percentage of a household’s total gross income spent on housing costs. Renters housing costs include rent plus utilities paid for by the tenant.
Owners housing costs include mortgage, taxes, insurance and utilities.
• Housing Problems- cost burden greater than 30% of income and/or overcrowding and/or without complete kitchen or plumbing facilities.
• Elderly Households- 1 or 2 person households where either person is older than 62 years of age or older. Elderly households represent the largest number of low and moderate income households; however, elderly homeowners appear to have fewer housing problems than small and large families.
• Large Families- are Families with 5 or more members and typically experience the highest percentage of housing problems.
City of Cathedral City
Analysis of Impediments to Fair Housing
20 • Renter Households- Renter households regardless if demographics and income levels have a higher percentage of housing problems than owner households with the exception of large families.
• Owner Households - Typically owner households report less housing pr oblems than renter households and problems are inversely related to income.
• Unmet Need- Unmet need is determined to be the number of low and moderate- income households with any housing problem per CHAS data.
Table M: Housing Type
CA DOF E-5 Population and Housing Unit Estimates
The Table above provides detailed information on the housing stock in Cathedral City, which has a total of 21,447 housing units. The most prevalent housing type in Cathedral City is single-family detached with 12,052 units. The share of all single-family units in Cathedral City is 69.6%, which is higher than the
61.7% share in the SCAG region. Out of the total housing units in Cathedral City, there are 17,322 occupied-units, which equates to a 19.2% total vacancy rate. The average household size (as expressed by the population to housing unit ratio) is 3.076.
12,052
2,885
2,268
1,744
2,498
%
0 10
%
%
20 %
30 %
40 %
50 %
60 70
%
%
80 %
90 %
100
Single-Family
Detached
Single-Family
Attached
Multifamily, 2-4
Units
Multifamily, 5+ Units
Mobile Homes
Cathedral City (%)
%
56.2 13.5
%
10.6 %
%
8.1 11.6
%
SCAG (%)
%
54.4 7.2
%
7.5 %
27.3 %
3.5 %
City of Cathedral City
Analysis of Impediments to Fair Housing
21 Table N: Housing Type Trend
CA DOF E-5 Population and Housing Unit Estimates
Over the past two decades (2000-2020), there has been more construction of single-family residential units than multi-family residential units in Cathedral City. When comparing 2000 to 2020, SFR units increased by 3,526, MFR units increased by 166, and mobile homes decreased by -138.
Table P: Housing Units by Year Structure Built
American Community Survey 2014-2018 5-year estimates.
Examining the age of the current housing stock is one way to understand how historical development patterns have contributed to a city's form. The time period where the highest share of Cathedral City's housing units were built is 1980-1989, while in the SCAG region more units were built during 1970-1979 than any other period.
1 ,
11 41
3,846
2,636
69 0
13 ,
4,130
2,598
14,536
3,989
2,470
14,573
4,014
2,476
14,937
4,012
2,498
0 2,000
4,000
6,000
8,000
10,000
12,000
14,000
16,000
Single-Family Residential (SFR)
Multifamily Residential (MFR)
Mobile Homes
2000
2005
2010
2015
2020
City of Cathedral City
Analysis of Impediments to Fair Housing
22 Table Q: Substandard Housing
American Community Survey 2014-2018 5-year estimates.
The ACS includes surveys about three factors of what may be considered substandard housing. In Cathedral City, 828 units lack telephone service, 57 units lack plumbing facilities, and 56 units lack complete kitchen facilities.
Table R: Median Home Sales Price for Existing Homes
SCAG Local Profiles, Core Logic/Data Quick. SCAG median home sales price calculated as household-weighted average of county medians.
Between 2000 and 2018, median home sales prices in Cathedral City increased 122% while prices in the SCAG region increased 151%. 2018 median home sales prices in Cathedral City were $289,000 and the highest experienced since 2000 was $370,000 in 2006. Prices in Cathedral City have ranged from a low of 47.5% of the SCAG region median in 2011 and a high of 68.1% in 2005. %
4.60 0.32
%
%
0.31 1.95
%
0.39 %
1.29 %
0 %
1 %
1 %
2 %
2 %
%
3 3
%
4 %
%
4 5
%
5 %
No Telephone Service Available
Lacking Plumbing Facilities
Lacking Complete Kitchen Facilities
Cathedral City
SCAG
City of Cathedral City
Analysis of Impediments to Fair Housing
23 Table S: Housing Units Permitted
The number building permits have declined in the last few years. According to Table-5, almost 48% of households in the City have at least one housing problem.
0.0 5.0
10.0 15.0
20.0 25.0
0 100
200
300
400
500
600
700
800
2000
2002
2004
2006
2008
2010
2012
2014
2016
2018
All Units
Single-Family Units
Multifamily Units
Cathedral City, all units per 1000 Pop.
SCAG, Units per 1000 Pop.
City of Cathedral City
Analysis of Impediments to Fair Housing
24 Table 5
Housing Needs- Comprehensive Housing Affordability Strategy (CHAS) Data Housing Problems Housing Income by Percentage
of County Average
Total
Any Housing
Problem∗
Cost Burden ≥ 30% of
Household Income
Cost Burden ≥ 50% of
Household Income
Number Percentage Number Percentage Number Percentage
Household Income Less than 30% of County MFI
Renter 1,725 1,200 69.57% 1,170 67.82% 1,055 61.16%
Owner 1,135 805 70.93% 800 70.48% 775 68.28%
Household Income Between 30% and 50% of County MFI
Renter 1,255 1,010 80.48% 1,005 80.08% 650 51.79%
Owner 1,205 975 80.91% 955 79.25% 650 53.94%
Household Income Between 50% and 80% of County MFI
Renter 1,570 1,370 87.62% 1,305 83.12% 380 24.20%
Owner 1,765 1,100 62.32% 1,075 60.90% 560 31.72%
Household Income Between 80% and 100% of County MFI
Renter 830 400 48.19% 224 26.98% 4 0.48%
Owner 1,145 640 55.89% 575 50.22% 120 10.48%
Household Income Greater than 100% of County MFI
Renter 1,600 385 24.06% 139 8.69% 4 0.25%
Owner 5,750 885 15.39% 660 11.48% 65 1.13%
Totals
Totals 17,985 8,770 48.76% 7,900 43.93% 4,263 23.70%
Table T: Crowding by Extent and Tenure
American Community Survey 2014-2018 5-year estimates.
In Cathedral City, 507 owner-occupied and 1,217 renter-occupied households had more than 1.0 occupants per room, which meets the ACS definition for overcrowding. 174 owner-occupied households and 512 renter-occupied households had more than 1.5 occupants per room, which meets the ACS definition for severe overcrowding.
%
4.6 1.6
%
17.4 %
7.3 %
4.9 %
%
1.3 %
15.6 %
6.4 %
0.0 %
2.0 %
4.0 %
6.0 8.0
%
10.0 %
12.0 %
14.0 %
16.0 %
18.0 %
%
20.0 1.0+
/room
1.5+
/room
1.0+
/room
/room
1.5+
Owner
Owner
Renter
Renter
Cathedral City
SCAG
City of Cathedral City
Analysis of Impediments to Fair Housing
25 City of Cathedral City
Analysis of Impediments to Fair Housing
26 Table U: Cost Burden by Income
Households by Share of
Income Spent on Housing
Cost:
Income < 30% 30-50% > 50%
< 30% HAMFI 323 254 1,875
30-50% HAMFI 680 725 1,380
50-80% HAMFI 1,295 1,835 929
80-100% HAMFI 1,094 615 113
> 100% HAMFI 5,400 634 53
Total Households 8,792 4,063 4,350
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.
Housing cost burden is most commonly measured as the percentage of gross income spent on housing, with 30% a usual threshold for 'cost burden' and 50% the threshold for 'severe cost burden.' However, a lower-income household spending the same percent of income on housing as a higher-income household will likely experience more true 'cost burden.' These data indicate the number of households in Cathedral City by their income relative to the surrounding area and their share of income spent on housing.
Table V: Spending on Rent
Com
puted Percent of Income Spent on Rent
Across Cathedral City's 6,981 renter households, 4,058 (58.1%) spend thirty percent or more of gross income on housing cost, compared to 55.3% in the SCAG region. Additionally, 2,164 renter households in Cathedral City (31%) spend fifty percent or more of gross income on housing cost, compared to 28.9% in the SCAG region.
154
274
498
787
703
827
498
569
2,164
507
0 500
1,000
1,500
2,000
2,500
<10
%
10-15
%
15-20
%
20-25
%
25-30
%
30-35
%
35-40
%
40-49
%
>50
%
Not
City of Cathedral City
Analysis of Impediments to Fair Housing
27 Table W: Extremely Low Income Housing Needs
Total
Households
Households
below 30%
HAMFI
Share below
30%
HAMFI
White, non-Hispanic 8,355 1,160 13.9%
Black, non-Hispanic 449 119 26.5%
Asian and other, non-Hispanic 901 69 7.7%
Hispanic 8,015 1,590 19.8%
TOTAL 17,720 2,938 16.6%
Renter-occupied 7,100 1,750 24.6%
Owner-occupied 10,580 1,170 11.1%
TOTAL 17,680 2,920 16.5%
HUD CHAS, 2012-2016. HAMFI refers to Housing Urban Development Area Median Family Income.
Housing the extremely-low income population (below 30% of area median income) can be especially challenging. HUD's CHAS dataset provides a wealth of information on such households in Cathedral City.
The above table provides a breakdown of extremely low income households by race and ethnicity. The race/ethnicity with the highest share of extremely-low income households in Cathedral City is Black, non-Hispanic (26.5% compared to 16.6% of total population).
Table X: 6th Cycle Regional Housing Needs Allocation for Cathedral City:
Units
Very-Low Income (<50% of AMI) 537
Low Income (50-80% of AMI) 352
Moderate Income (80-120% of AMI) 456
Above Moderate Income (>120% of AMI) 1,197
TOTAL 2,542
City of Cathedral City
Analysis of Impediments to Fair Housing
28 2.3 Employment
Table 6 shows unemployment rate at 6.4 percent.
Table 6:
Monthly Labor Force Data for Cathedral City
Area Labor Force Employment Unemployment
Number Rate
City of Cathedral City 24,731 21,964 2,767 6.4%
Source: U.S. Census Bureau, 2019 ACS 5-Year Estimates
The Arts and entertainment industry, the education Industry, retail sales, Professional, scientific, waste recycling, and construction are the main employers in the City. Other employments fields include public administration, wholesale, manufacturing and other relatively new fields employ the remainder of the labor force. Historically, Arts and Retail sales positions do not earn high wages. Cathedral City has the capacit y to house and support growth and expansion for various industries. Determining how to create a better balance between jobs and workers in regard to housing is an issue undertaken in the City’s General Plan.
2.4 Housing Profile
Nearly 49% of the housing stock in Cathedral City is single detached units. Approximately 12% of the housing stock consists of multiple family units (2 -4 Units) and mobile homes make up over 14% of the housing stock. Vacancy rates provide a measure of housing availability and the ability to meet market demands. Low vacancy rates suggest there is difficulty in locating housing that meets price and desirability criteria whereas; high vacancy rates are an indicator of excessive numbers of undesirable units or an abundance of housing units. Vacancy rates is over 19% .
Maintaining a healthy housing market rate ensures the maintenance of rental properties and maintains lower housing costs. The total occupancy of housing units was almost eighty 80%. The vacancy rate may also result in deferred maintenance due to lack of disposable income.
Table 7
Housing Stock Inventory
Type of Housing Unit
2010 2020
Number Number Number Percent
Single Detached 12,494 55.7% 8,785 49.3%
Single Attached 3,040 13.5% 2,575 14.5%
Multiple Family: 2-4 Units 2,447 10.9% 2,270 12.7%
Multiple Family: 5+ units 1,816 8.1% 1,559 8.8%
Mobile Homes 2,511 11.2% 2,521 14.2%
Other Unit Types 129 0.6% 103 0.6%
Occupancy 17,837 79.5% 18,174 80.2%
Vacancy 4,600 20.5% 4,489 19.8%
Source: U.S. Census Bureau, 2019 ACS 5-Year Estimates
2.4.1 Homeownership and Vacancy
City of Cathedral City
Analysis of Impediments to Fair Housing
29 2020 Census identified that over 63% of homes in Cathedral City are owner occupied.
Homeownership provides advantages in the following:
• Homeownership allows families to invest in an asset that can grow and generate financial security.
• Homeownership helps with stabilizing neighborhoods and strengthens communities.
• Homeownership helps generate jobs and stimulates economic growth. • Homeownership enables people to have greater control and exercise more responsibility over their living environment.
Housing markets with vacancy rates between 2 -3% for home ownership and 5 -6% for rental housing is healthy. A low percentage of available housing stock ensures that properties are maintained, and it also keeps housing costs down. Possible causes for the vacancy rate are high unemployment, low wages, sinking real estate values, and a great foreclosure market due to predatory lending. With high vacancy rates it is common for maintenance to be postponed because homeowners used their financial resources to pay for immediate necessities such as mortgage and insurance payments. The City would like to address the issue to deferred maintenance by securing grant funds to create a Home Repair Grant Program that will assist lower income homeowners restore their properties to sanitary, safe, and comfortable living conditions.
Table 8: Housing Occupancy Status 2020
Type of Unit Number of Units Percent of Units Number of Persons in Unit
Total Units 22,663 100%
Occupied
• Owner-Occupied 11,429 60.7%
• Renter-Occupied 7,387 39.3%
Vacant
• Vacant for Rent 300 6.2%
• Vacant for Sale 339 7.1%
• Vacant Seasonal,
Recreational Use
3,499 72.8%
Source: U.S. Census Bureau, 2019 ACS 5-Year Estimates
2.4.2 Subsidized Housing
Financial assistance is made available for affordable housing through use of local, state, and Federal agencies. Any housing unit that is federally subsidized is subject to income affordability restrictions, or covenants, which require multiple family dwellings in Cathedral City to maintain a percentage of units to that, remain as affordable housing for a certain period. Currently, the City has 13 affordable housing complexes for persons with disability or special needs, senior citizens, and low to moderate -income families. Within the 13 complexes there are approximately 1,604 units for income qualified households.
City of Cathedral City
Analysis of Impediments to Fair Housing
30 Table 9: Affordable Housing Units
Housing Project Units Demographics Subsidy Type Earliest Release Date
Rental Housing Projects
Mountain View Apartments 280: 1 BR Very Low Income Seniors USDA Rural Development Corregidor Apartments 14: 2BR Very Low Income Families Owned by County HA None Terracina Apartments 80: 2 & 4 BR Low Income Families Tax Credits & HOME 2052 Cathedral Palms 231: Studio
& 1 BR
Very Low Income Seniors AHP, HOME, & RDA set-
aside
2052
Ocotillo Place 135: 1& 2 BR Low, Moderate Income RDA Restricted & Tax Credits
2027
Casa Victoria Apartments 49: 1 BR +
Manager
Very Low Income Seniors HUD 202 & RDA
restrictions
2052
Casa San Miguel Allende 36: Studios
+ 2: 1 BR
Special needs and disabled HOPWA, HOME, Tax
Credits, Supportive
Housing, CDBG & RDA
set-aside
2053
Heritage Park 144: 1 & 2
BR
Low Income Seniors Tax Credits, HOME &
RDA set-aside
2059
Creekside Apartments 41: 2 BR
104: 3 BR
40: 4 BR
Low Income Families Tax Credits, HOME,
AHP & RDA set-aside
2059
Park David Apartments 120: 1 BR
120: 2 BR
Low Income Seniors Tax Credits & RDA set -
aside
2055
Canyon Vista Apartments 81 Low and Moderate Income Tax Credits & RDA set - aside
2056
Cathedral Towne Villas 61: 1 & 2 BR Moderate Income Families RDA Set-Aside 2061 Tierra del Sol 75: 1 BR Low Income Seniors & Families HUD 202, HOME & RDA Set-aside
2063
Restricted Affordable Owner
Occupied Units
30 to 45 year Covenants with
resale restrictions
450 Very Low to Moderate
Income
RDA- CHIP loans/
grants
2025 or at pay-
off
30 Year Habitat for Humanity
Housing
7 Very Low Income RDA Habitat Grants 2025
30 Year Covenant with resale
restrictions CVHC Conversion
32 Very Low to Low Income Home Grant & RDA
silent second
2025
30 Year Covenant on self -help
homes
13 Very Low and Low Income RDA Silent Second 2025
30 Year Covenant on 1 st Time
Homebuyer Grant
29 Very Low and Low Income RDA Grant 2027
Source: Cathedral City Office of Housing Assistance
Housing Authority of Riverside County
Public housing and rental assistance are the responsibility of the Housing Authority of Riverside County. Throughout the County there are 464 public housing units. The Housing Authority administers a Housing Choice Voucher Program, also referred to as Section 8.
The voucher program is a tenant based rental assistance rather than a jurisdictional program. Families eligible for the program are able to choose the community they wish to reside and may relocate within the County. Currently, the County has a wait list. Priority is given to those who are the most needy and least likely to improve on their current living situation in the near future. Throughout Cathedral City the Housing Authority provides City of Cathedral City
Analysis of Impediments to Fair Housing
31 Section 8 Rental assistance and the total number of vouchers and certificates fluctuates regularly.
Table-Z
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Mainstream
Vouchers (for
Non Elderly
Disabled )
# of units
vouchers in
use 0 80 0 9885 858 9027 798 180 241
Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Mainstream (
Non Elderly,
Disabled
Average
Annual
Income
0 15741 0 17523 20088 17252 16125 18397
13133
Average
length of stay
(Years)
0 7 0 8 5 8 5 8
7 Average
Household
size
0 1 0 2 3 2 2 4
1 City of Cathedral City
Analysis of Impediments to Fair Housing
32 Program Type
Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant -
based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Mainstream
Vouchers (for
Non Elderly
Disabled )
# Homeless
at admission 0 6 0 1093 153 940 365 50
27 # of Elderly
Program
Participants
(>62)
0 77 0 4243 173 3990 163 5
13 # of Disabled
Families 0 53 0 4163 217 4216 130 25
122
# of Families
requesting
accessibility
features
0 Data
not
tracked 0
Data
not
tracked
Data
not
tracke
d
Data
not
tracked
Data not
tracked
Data not
tracked
Data not tracked
# of HIV/AIDS
program
participants
0 Data
not
tracked
0 Data
not
tracked
Data
not
tracke
d
Data
not
tracked
Data not
tracked
Data not
tracked
Data not tracked
# of DV
victims
0 Data
not
tracked
0 Data
not
tracked
Data
not
tracke
d
Data
not
tracked
Data not
tracked
Data not
tracked
Data not tracked
City of Cathedral City
Analysis of Impediments to Fair Housing
33 Table-Z2
Program Type
Race Certificate Mod-
Rehab
Public
Housing
Vouchers
Total Project
-based
Tenant
-based
Special Purpose Voucher
Veterans
Affairs
Supportive
Housing
Family
Unification
Program
Disabled
*
Mainstream (
Non Elderly,
Disabled
White 0 60 0 5534 549 4741 191 150 81
Black/African
American 0 16 0 3066 203 2844 151 45 33
Asian 0 2 0 176 10 164 6 1 2
American
Indian/Alaska
Native 0 0 0 105 8 97 14 4 1
Pacific
Islander 0 3 0 73 9 61 2 1 1
Other 0 0 0 97 28 69 1 7 4
City of Cathedral City
Analysis of Impediments to Fair Housing
34 Table-Z3
COC Information Report
Population
Estimate the # of persons
experiencing homelessness on a
given night
Estimate the #
experiencing
homelessness
each year
Estimate the #
becoming
homeless each
year
Estimate the #
exiting
homelessness
each year
Estimate the # of
days persons
experience
homelessness
Sheltered Unsheltered
All Household 729 2155 8314 8314 1180 71
Persons in
Households with
Adult(s) and
Child(ren)
218 23 3078 3078 352 124
Persons in
Households with
Only Children
11 13 248 248 172 13
Persons in
Households with
Only Adults
55 2119 5044 5044 655 65
Chronically
Homeless
Individuals
129 878 1085 1085 599 65
Chronically
Homeless Families 0 0 1085 1085 128 83
Veterans 54 216 972 972 399 52
Unaccompanied
Child 63 290 137 137 94 10
Persons with HIV 8 46 53 53 18 96
Race: Sheltered: Unsheltered
(optional)
City of Cathedral City
Analysis of Impediments to Fair Housing
35 White 493 1538
Black or African
American 173 431
Asian 7 31
American Indian or
Alaska Native 12 79
Pacific Islander 1 27
Ethnicity: Sheltered: Unsheltered
(optional)
Hispanic 287 750
Not Hispanic 442 1405
2.5 Public Transit
Public transportation is an important element when analyzing impediments to housing. Typically, low income, elderly, youth, environmentally conscious and disabled persons rely on mass transit in order to get to work, school, shopping, services and other events. Public transportation in Cathedral City is provided by SunLine Transit Authority (STA). Routes are offered to residents of the Coachella Valley connecting local communities at the east end of the valley starting in Oasis and have connecting routes through the valley to Desert Hot Springs. Cathedral City’s route numbers are 111, 32, 30 and 14. Each line connects at different points making transfers to other bus lines possible. Figure 2 shows the SunBus System Map serving the Coachella Valley.
SunDial is a program through STA, provides on- demand curb -to-curb paratransit service to qualifying clients within ¾ of a mile on either side of SunBus routes . Persons interested in riding SunDial must request ADA certification must complete an application and provide the necessary documentation to determine eligibility. Applications are available at the SunLine Transit Agency office.
City of Cathedral City
Analysis of Impediments to Fair Housing
36 City of Cathedral City
Analysis of Impediments to Fair Housing
37 City of Cathedral City
Analysis of Impediments to Fair Housing
38 City of Cathedral City
Analysis of Impediments to Fair Housing
39 3.0 FAIR HOUSING SERVICES
According to the records of the City , the City residents received fair housing services under contract with the Fair Housing Council of Riverside County. This organization provide s the following services to Cathedral City:
• Anti-Discrimination
• Landlord-Tenant Mediation
• Training and Technical Assistance
• Enforcement of Housing Rights
• Administrative Hearings for Riverside County Housing Authority • Special Projects
• Foreclosure Prevention
• First-Time Homebuyer Workshops
To assist in implementing these services the Council has an Anti- Discrimination Hotline. The Council receives complaints, investigates the validity of complaints, advise renters and owners about legal rights and responsibilities. The Council also maintains records of calls according to jurisdiction.
Multiple Contacts with the Fair Housing Council for preparing this report was unsuccessful. The City may want to contract with another subrecipient or use a City department in the future to address Fair Housing issues.
3.1 Anti-Discrimination
Table 10 details the discrimination calls that were processed by the Fair Housing Council of Riverside County from Cathedral City. There were 108 calls according to the data.
The Council provides workshops for tenants, landlords, City staff, and other interested parties on federal and state laws including reasonable accommodation, and on the enforcement of housing rights.
Table 10:
Discrimination Calls/Cases Processed by
Inland Fair Housing and Mediation Board for the City of Cathedral City
Case Category
2019‐2020
2020‐2021
Total
Race 2 1 3
Disability 5 17 22
Familial Status 0 0 0
Ethnicty/ National Origin 0 0 0
City of Cathedral City
Analysis of Impediments to Fair Housing
40 Color 0 0 0
Source of Income 0 1 1
Arbitrary 0 0 0
Sexual Orientation 0 1 1
Religion 0 0 0
Marital Status 0 0 0
Sex 0 1 1
Age 0 0 0
Total 7 21 28
Income
Extremely Low 10 28 38
Very Low 2 9 11
Low 3 13 16
Non‐Low/Moderate 3 0 3
Total‐ Income 18 50 68
Race/Ethnicity
White/Non‐Hispanic 8 28 36
Black/Non‐Hispanic 1 6 7
Total‐Race 9 34 43
White/Hispanic 9 16 25
Black/Hispanic 0 0 0
Total‐Race 9 16 25
Fair Housing Council
City of Cathedral City
Analysis of Impediments to Fair Housing
41 3.2 Landlord-Tenant Mediation
Table 11 details the calls processed by the Fair Housing Council regarding Landlord -Tenant conflicts from 2019 through 2021.
Table 11:
Landlord Tenant Calls/Cases Processed by
Inland Fair Housing and Mediation Board for the City of Cathedral City Case Category 2019‐2020 2020‐2021 Total
Eviction 19 23 42
Repairs 12 8 20
Deposits 0 1 1
Entering 0 0 0
Occupancy 0 0 0
Mobile Home 2 1 3
Lease 0 0 0
Other 0 0 0
Late 0 0 0
Rent Increase 6 8 14
Section 8 0 0 0
Notice 0 0 0
Habitability 0 0 0
Mold 0 0 0
Lead 0 0 0
Rent Control 0 0 0
Homeless Assistance 0 0 0
Neighbor Dispute 2 1 3
Rights & Responsibilities 10 9 19
Total 51 51 102
Income
Extremely Low 76 62 138
Very Low 35 36 71
Low 49 44 93
Non‐Low/Moderate 16 8 24
Total‐ Income 176 150 326
Race/Ethnicity
White/Non‐Hispanic 44 54 98
Black/Non‐Hispanic 9 13 22
Asian/Non‐Hispanic 10 1 11
City of Cathedral City
Analysis of Impediments to Fair Housing
42 Other Multi Racial/Non‐Hispanic 3 6 9
Total‐Race 66 74 140
White/Hispanic 110 76 186
Black/Hispanic 0 0 0
Total‐Race 110 76 186
3.3 Continuation of Fair Housing Services
Cathedral City’s entitlement program will begin July 1, 2022. The City should seek a new subrecipient or ask one of the City departments to provide fair housing services by July 1, 2022.
The Council will provide services to the residents of Cathedral City and conduct educational workshops and trainings for residents and City staff for the following issues: fair housing laws, structural racism, recognizing discrimination, and any other relevant issue of interest.
City of Cathedral City
Analysis of Impediments to Fair Housing
43 City of Cathedral City
Analysis of Impediments to Fair Housing
44 4.0 IDENTIFICATIONS OF IMPEDIMENTS TO FAIR HOUSING
The housing markets and governmental constraints may pose constraints on the provision of adequate and affordable housing. The City’s general plan provided a detailed analysis of specific constraints in Cathedral City. Barriers and constraints to affordable housing include the following:
4.1 Governmental Constraints
Constraints by government preventing affordable housing include policies, development regulations, standards, requirements or any events imposed by the various levels of government in regard to land use, housing ownership, and development. Government controls a majority of the restrictions to maintenance, home improvement, and/or construction of affordable housing.
These restrictions are controlled at the local level. Standard c onstraints include zoning or land use controls, building and safety codes, procedures in processing, and developmental fees. The constraints that can be alleviated by the City are discussed in the following sections.
4.1.1 Land Use Controls
Cathedral City’s General Plan establishes policies and guidelines for all development by identifying locations, distribution, and density of the various land uses. Various land uses are residential, commercial, industrial and open space within the City. Th e City follows several planning tools to implement its General Plan policies including Specific Plans, Zoning Regulations, and Subdivision ordinance. The General Plan identifies the land available for housing projects and the policies that are incorporated to eliminate or reduce barriers to the provision of affordable housing.
4.1.2 Codes, Procedures, Fees
The City charges fees and assessments to cover the cost of processing and constructing developments . Building permit fees allow for plan checks and construction to certify that buildings are constructed in a method that ensures public safety, comfort and accessibility for residents and businesses. The City has adopted State Uniform Building and Housing Codes, including Title 24 Disability Access Standards.
Cathedral City Zoning Code is in accordance with California State Law. Zoning regulations established development standards such as height, lot area, yard, parking requirements, and design standards within the limits established by the General Plan. In order to reduce the constraints of the development of affordable housing due to density and zoning regulations Cathedral City relies on the use of density and guidelines set forth in the Specific Plan.
City of Cathedral City
Analysis of Impediments to Fair Housing
45 Cathedral City and other governmental agencies charge fees and assessments to cover the cost of processing development permits and provide local services. The fees help alleviate the impacts of development on the community’s infrastructure such as streets, sewers, water, and utilities, park s, recreation, libraries, traffic, schools and other public and social services. City fees are equivalent to the fees charged by other local municipalities and are not considered a major restraint on the development rate of affordable or fair market housing cost. The types of fees imposed are:
• Building Permit fees
• Filing fees
• Plan Check Fee
• Seismic Motion
Implementation Program
• Grading Permit
• Microfilm
• Permit Issuance
• City Facilities Impact Fee
• School Fee
• Park Fee
• Transit Development Fee
• Water and sewer fees
• Master Underground
Planning
• Police, Fire, Facilities and
Signalization Fund
• MSHCP fees
• Transportation Uniform
Mitigation Fees (TUMF)
• Development Impact Fees:
public safety, community
amenities, park, government,
and transportation facilities,
as well as administration
• Quimby fee
4.1.3 Infrastructure Constraints
Infrastructure of water, sewer, and flood control that supplies services to Cathedral City is controlled by non- City organizations. The Desert Water Agency (DWA) and the Coachella Valley Water District (CVWD) control these infrastructures. These organizations often times add surcharges, institute changes in policy or impact delivery service without the consent of the City. Pursuant to SB 1087, the City’s water and sewer providers, DWA and CVWD, will be required to establish specific procedures to grant prio rity service to affordable projects. As most water and sewer services are installed in most neighborhoods in Cathedral City, DWA and CVWD will not be constrained in providing services in most areas of the City. Portions of the developed Whitewater neighbor hood are the only area of the developed City that is currently not being served by the sewer system. The Whitewater neighborhood currently operates on septic tanks and do not need to be hooked up to the public sewer. DWA and CVWD have approved Urban Water Management Plans, which were developed based on the City’s General Plan build out.
The Urban Water Management Plan states that both providers have sufficient supplies available to meet the City’s build out demands.
California communities require developers to be responsible for all on-site improvements and meet the standards established in the City’s Zone Ordinance. Any off -site City of Cathedral City
Analysis of Impediments to Fair Housing
46 improvements are also the responsibility of the developer. If public streets are required the developer will be responsible for a half width of improvement, including curb, gutter and sidewalks. Most of the City’s major streets have been improved to their ultimate right-of-way. Development of residential projects will generally only require the improvement of local or collector streets.
4.1.4 Public Housing
The Housing Authority of Riverside County administers the subsidized housing units and voucher program in Cathedral City. Due to the loss of federal funding and the financial strains the number of Section 8 certificates have been reduced and the County has not taken any new applicants. The applicants that need immediate assistance and qualify under the current matrix are being accepted at this time. The construction of new affordable housing units to accommodate the continued growth has been reduced due to the elimination of redevelopment agencies throughout the State of California. In order to construct new units, the County will have to locate other funding sources that are not readily available.
4.2 Environmental Constraints
The County of Riverside adopted the Multiple Species Habitat Conservation Program (MSHCP) in 2003, which is a habitat conservation plan intended to create a network of permanent open space. The MSHCP reduces the land area available for development, imposes specialized review procedures for development within a specified area, and establishes a dwelling unit fee with automatic annual increases. The MSHCP is administered through the County; the City does not have authority to amend the fee or policy structure. The cost of constructing housing in these areas is increased due to the additional processing time and reduction of the land available for building. The City will work with the Riverside Conservation Authority and interested developers interested in housing production in these areas as permitted by the Cathedral City General Plan.
4.3 Non-Governmental Constraints
Most of the area south of Interstate 10 poses few physical constraints to development. The land is flat, urbanized, and the soils are suitable for urban uses. Areas to the north of the freeway are subject to physical constraints such as steep slopes and lack of infrastructure and flooding. High wind conditions in the northern section of Cathedral City make it difficult to maintain wood fences and the costs of block walls increases the cost of housing. There are also numerous environmental hazards recognize d by the City. These hazards may affect the safety of the environment causing a need for it to be carefully controlled. Methods to control the hazards and protect public safety include building code standards, state and federal regulations, General Plan elements, specialized government and private commissions and organizations, and emergency procedures.
4.3.1 Environmental Hazards and Issues
City of Cathedral City
Analysis of Impediments to Fair Housing
47 Environmental constraints and physical constraints to development are addressed in the General Plan’s Environmental Resource and Environmental Hazards Element. The following methods can be used to add to the cost of home construction:
• Seismic hazards: The northern most portion of Cathedral City lies within two fault lines, the San Andreas and Willow Hole faults. A large portion of the City is subject to a moderate to very low liquefaction, which occurs when a mass of the soil collapses from a sudden loss of cohesion due to an earthquake or sudden increase in groundwater from an external source.
• Flooding: Cathedral City is located within the Whitewater River watershed, which drains from the Whitewater Canyons northwest of the City down towards the Salton Sea. Most of the City is within Flood Zone X, which are areas outside of this 500 -year floodplain; Flood Zone X is areas of 100-year flood with an average depth of less than one foot; or are areas protected by levees from 100-year flood.
• Toxic and Hazardous Waste: Cathedral City is primarily a residential community with few commercial or industrial uses that produce or handles hazardous waste.
• Fire Hazardous Waste: A majority of the fire threat is the natural fire cycle from the surrounding mountains that become thick with brush after rainfall. Late summer fires do not have a potential to spread into the existing community.
• Noise: Most of the City’s noise source comes from Interstate 10, Ramon Road, west or east directions on Palm Canyon Drive, Palm Springs International Airport, and the Union Pacific rail line that navigates through the City.
• Water: Access to water is an increasing concern to the development in Southern California. Developers must show the water supply source and its continuity over the life of the project. Global warming is affecting the state and nation water supply.
Water issues will continue to be a growing environmental concern for the duration of planning.
4.3.2 Land Prices
The cost of land includes the costs of raw land, site improvement and costs associated with obtaining government approval. Fully developed and ready to build single family lots are available at different prices depending on size and location.
City of Cathedral City
Analysis of Impediments to Fair Housing
48 Number of Permits in CAT city
4.3.3 Construction Costs
Construction costs increased in recent years due to the pressures to meet the growth in the State of California. Competitive bidding also added pressures to construction. The number of bedrooms, bathrooms, size of unit, and amenities also determine costs o f construction.
Cathedral City has traditionally been lower in the cost of new home construction in comparison to other cities in the Coachella Valley. Home prices different depending on amenities and upgrades. Building costs do not appear to be increased through local building codes but with State of California regulations to energy conservation may add additional construction costs.
Prevailing wage requirements add additional restraints on the construction of affordable housing. Construction costs constitute most of the price of a single-family home. In order to cut the costs of construction the following methods can be utilized:
• Simplification of design, reduction of amenities, and use of lower cost materials;
• Replace wood framed homes with manufactured homes;
• Increase units per building and concentrate development geographically to assist the local economy; and
• Participate in programs that provide incentives that reduce construction costs.
4.3.4 Financing
Financing impacts the cost of purchase price and the homebuyer’s ability to purchase. Interest rates fluctuate to meet national factors. Current interest rates are relatively low but the changes can impact the affordability to housing. When the financial crisis began in 2007, a loss of confidence in values of secured mortgages resulted in a liquidity crisis causing the U.S. Federal Reserve, Bank of England and the Central Union Bank to interject capital into the financial
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City of Cathedral City
Analysis of Impediments to Fair Housing
49 markets. In 2008, the federal government declared the nation being in an official recession. The major crisis was focused on the financial sectors. It remained unclear what all of the major factors of the recession were but the impact ha d been detrimental to the national economy therefore, causing the federal government to initiate the Troubled Assets Relief Program (TARP) in October 2008.
The economic conditions after 2008 resulted in strict lending restrictions that made it difficult for some families to obtain credit in order to qualify for loans. TARP purchases assets and equity from financial institutions in order to improve the situation of the financial sector and addresses the national subprime mortgage crisis. The TARP did not unf reeze the credit markets, which caused the federal government to initiate a stimulus program in February 2009. The stimulus was intended for job creation, offset the loss of State revenue, increase consumer confidence and spending, and help citizens affected by the economic decline and cut taxes. Financing costs in Cathedral City are equivalent to those in other communities throughout the State of California.
Financing costs impact the cost of the unit and the homebuyers’ ability to purchase.
Table 12 details the mortgage applications Riverside-San Bernardino-Ontario area in 2019. There are some factors that affect the loan decision such as debt to income ratio, credit score, home equity, employment). A correlation in denial rates may correlate with the app licant’s ability to repay the loan. From 1996 application 261 (13%) were denied. The data shows 8% of applications by White population was denied compared to 14% among black applicants.
City of Cathedral City
Analysis of Impediments to Fair Housing
50 Figure 4: Title 24 Complaint Form
City of Cathedral City
Analysis of Impediments to Fair Housing
51 Table 12:
Disposition of Applications for FHA, FSA/RHS, and VA Home-Purchase Loans for 1-4 Family Homes and Manufactured Homes By Selected Income and Race Categories
Applications
Received
Loans
Originated
Apps not
Accepted
Apps Denied Apps
Withdrawn
Files
Incomplete
Race of Applicant
American Indian/Alaska Native 124 82 4 20 18 0
Asian 26 16 1 3 5 1
Black or African American 111 67 5 16 19 4
Native Hawaiian/Pacific Island 31 14 5 2 4 6
White 1413 942 72 177 188 34
Joint (White/ Minority Race) 62 39 4 12 7 0
Race Not Available 229 140 16 31 39 3
Totals 1996 1300 (65.1%) 107 (5.4%) 261 (13.1%) 275 (13.8%) 48 (2.4%) Income of Applicant (based on MSA/MD Median)
Less than 50% 63 40 1 13 9 0
50-79% 324 198 15 47 56 8
80-99% 359 228 19 51 52 9
100-119% 351 239 19 43 44 6
120% or more 862 586 49 99 104 24
Income not available 37 9 4 8 15 1
Totals 1996 1300 (65.1%) 107 (5.4%) 261 (13.1%) 275 (13.8%) 48 (2.4%)
5.0 ASSESSMENT AND RECOMMENDATIONS
Detailed below are impediments found by the AI and the actions that will be taken by the City to address those impediments, and the time frame by which the actions will be implemented.
5.1 IMPEDIMENTS AND ACTIONS
Impediment 1: Landlord-Tenant Conflicts
There were 108 calls to the Fair Housing Council of Riverside County within the last few years. Of those 108 calls the majority of them were related to people with extremely low- income. Fewer conflicts arose from households of higher incomes.
Recommendation:
Action 1: Task a new subrecipient or a City department with the provision of landlord-tenant services including counseling, investigation, mediation and referrals. Cathedral City will contract with the Fair Housing Council beginning July 1, 20 22 and through the term of the Consolidated Plan.
Action 2: Task a new subrecipient or a City department with providing community outreach services to renters and property owners distributing information, answering questions, conducting workshops regarding fair housing rights and responsibilities.
City of Cathedral City
Analysis of Impediments to Fair Housing
52 Impediment 2: Disabled Access
We were unable to receive data from Fair Housing Council regarding disabled access. Complaints regarding disability access indicate a shortage of reasonable accommodation. This impediment is relevant due to Cathedral City’s large senior and frail elderly populations. The elderly population is expected to increase as the baby boomer populations continue to age.
Recommendation:
Action 3 : Task a new subrecipient or a City department with providing anti- Discrimination services for the length of the Five-Year Consolidated Plan beginning July 1, 2022.
Action 4 : Task a new subrecipient o r a City department with conducting staff training and community workshops on issues of reasonable accommodation and modifications. A minimum of four trainings/workshops should be conducted during the term of the Consolidated Plan.
Action 5: Offer a rehabilitation grant program that restores or brings homes to an accessible, safe, and healthy environment. The primary goal is to enable the elderly or persons with disabilities to remain in their homes for an extended period of time. The timeframe for this action will take place during the term of the Five -Year Consolidated Plan . Also, create an emergency rehab program.
Action 6: Continue to enforce Title 24 Disability Access Standards and encourage notifications of violations by providing the appropriate forms on the City’s webpage. This enforcement will be ongoing and continuous.
Impediment 3: Access to Fair Housing
The City of Cathedral City is committed to ensuring fair housing choice for the residents.
Recommendation:
Action 7: Review and revise zoning ordinance to remove any provisions, language, and requirements that may be discriminatory or in violation of federal fair housing laws.
Action 8: Review the City’s development fee and processing structure to ensure that it does not impose excessive fees on the construction of housing.
Impediment 4: Homeownership Opportunities
The City realizes the importance and advantages of homeownership and supports and encourages efforts that assist residents expand their homeownership opportunities.
City of Cathedral City
Analysis of Impediments to Fair Housing
53 Recommendation:
Action 10: Promote and provide programs that offer first -time homebuyers, for eclosure recovery, and acquisition assistance. Efforts to expand homeownership opportunities will be ongoing and continuous.
Action 11: Task a new subrecipient or a City department with providing First-Time Homebuyer education services including ind ividual counseling and workshops to give potential buyers the tools they need to avoid predatory lending and foreclosure. Topics to be discussed may include:
credit and predatory lending, qualifying for a home loan, budgeting, finding a lender, finding the right home and other issues that arise from owning property. Education efforts to expand homeownership opportunities will occur through the term of all Consolidated Plans prepared by the City of Cathedral City.
5.2 Time Frame
Cathedral City new Consolidated Plan begins on July 1, 20 22. All contracts and programs referenced herein will be effective at that time. The actions will be implemented over the term of the Consolidated Plan.
City of Cathedral City
Analysis of Impediments to Fair Housing
54 5.3 Signature Page
I,…………, City Manager, City of Cathedral City, hereby certifies that this Analysis of Impediments to Fair Housing Choice for the City of Cathedral City represents the conclusions about impediments to fair housing choice, as well as the necessary actions to address any identified impediments.
__________________________________ ________________________
Date
City Manager
City of Cathedral City
City of Cathedral City
Analysis of Impediments to Fair Housing
55 _________________________________________________________________________________________
APPENDICES
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Analysis of Impediments to Fair Housing
56