Assessment of Fee Burden for Residential Projects
Developer interests often identify fees as a key reason for high development costs and the unaffordability of housing, and when inordinately high, fees can constrain the production of housing.
While fees do increase housing costs, fees would be an undue constraint if: 1) the total fee is significantly higher on a per unit basis than neighboring cities; 2) the fees are not reasonably related to the cost of infrastructure or services; 3) the fee is inconsistent with state law; and 4) provisions were not available to adjust fees.
City staff compiled the development fees for various housing projects to assess the total added cost to residential developers.
Shown in Table 3-23, fees range from $ 23,000 to $37,000 per unit depending on the project’s size, density, and location. In accordance with Resolution No. 24654, the City will substantially reduce o r waive fees for apartments, affordable apartments, and ADUs.
Therefore, residential development fees are not a constraint to the production of affordable housing.
Table 3-23 Total Fee Burden for Prototypical Projects
City Fees
Single-Family
Housing
(46 units)
Multiple-Family
Housing
(17-units)
Reduction or Waiver
for Affordable
Housing
Planning Fees $46,353 $10,128 Yes
Engineering Fees $142,478 $36,822 Partial
Building Fees $172,930 $44,540 Yes
Impact Fees
Public Art (1/4% value) $24,929 $9,687 Yes
Park In-lieu ($5,781/du) $265,926 $11,247 Yes
Construction Tax $42,703 $10,371 Yes
City Sewer Capacity $138,000 $51,000 Yes
Other Agencies
County Drainage Fee $37,122 $8,266 No
DWA Water Fees $460,000 $90,000 No
TUMF (Road) Fees $61,180 $22,610 No
Palm Springs USD $275,592 $99,947 No
CVMSHCP $61,226 $4,199 No
Total $1,728,439 $398,817
Fees Per Market Rate Unit $37,575 $23,460
Source: City of Palm Springs Planning Department, 2020.
Note: Projects may require site-specific environmental assessments, not included in table totals.
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Palm Springs General Plan Page 55
HOUSING ELEMENT
Fee Reductions
In order to help educate the public on the City Council's stated goal of incentivizing lower-cost housing, workforce housing, or affordable housing residential projects, the City adopted Resolution No. 24654. This resolution approved the " Affordable and Multi- Family Housing Incentive Program." This program provides relief from payment of development impact fees and/or developer fees , and deferral of the payment of fees until certificate of occupancy.
This program applies to:
• Affordable Housing. Construction of new housing (for sale or rent) restricted to occupancy by low er-income
households is eligible. The program allows reduction of both developer fees and development impact fees on a sliding scale from 100 percent to 1 percent reduction, depending on the total number and percentage of affordable units.
• Multifamily Apartm ents. Construction of new apartment projects that do not provide affordable dwelling units, but provide new apartment units for lease to the public at
market rental rates, is eligible for a 50 percent reduction of applicable developer fees and development impact fees. This is intended to encourage development of apartments.
• Accessory Dwelling Units (ADUs). The Program allows for:
1) 100 percent reduction of developer fees for any ADU built as a n affordable rental unit to a third party, pursuant to a covenant, or 2) 50 percent reduction of developer fees for any ADU built as a rental unit to a third party, at market rents, or for use by a member of the applicant's family . An ADU must be affordable to very low or low income people.
• Condominiums. Construction o f residential condominium units that propose some or all as inclusionary units at a sale price affordable to middle income are eligible for reduction of both developer fees and development impact fees on a sliding scale up to 100 percent, depending on the total number and percentage of inclusionary units.
The percentage developer fee reductions available (as specified in the ordinance) are proportional to the number and percentage of affordable units offered in the affordable housing, mult iple family apartments, or multiple family condominium project.
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Land Donation/Subsidies
To mitigate the cost of market rate and affordable housing, the City recently updated its density bonus ordinance to allow greater density for housing development, lowering the cost of land per unit.
However, the City has historically been involved more directly in providing land for affordable housing at a low cost or lease.
Examples of projects where the City of Palm Springs has contributed land for affordable housing include:
• In the early 2000s, the CRA assembled 12 single-family lots for the Coachella Valley Housing Coalition and County of Riverside to facilitate development of single-family homes. • In the early 2000s, the former CRA sold 2.72 acres of land at a sub sidized rate to Vista Chino Housing to finance the project providing affordable housing units for senior
residents.
• In 2000, the former CRA assisted tenants of the El Dorado Mobile Home Park to buy land in advance of the conversion of the park to condominium ownership.
• In 2004, the former CRA assisted a nonprofit purchaser of Santiago Sunrise Village Mobile Home Park by contributing the underlying fee interest of the land at a value of $392,000. • In 2004, the City facilitated conversion of the Santi ago Sunrise MHP to a nonprofit corporation, and purchase of the ground land lease and adjacent 20 acres of land.
• In 2006, the City donated land to the Coachella Valley Housing Coalition to facilitate the construction of the Coyote Run II apartments for lower income families.
• In 2007, the former CRA contributed about $2 million in land and cash to assist in the development of the Rick Weiss Apartment project for people living with HIV/AIDS.
• During 2018 to 2020, the City of Palm Springs provided a no cost land lease to facilitate the construction of Monarch Apartments, an affordable project for families.
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Palm Springs General Plan Page 57
HOUSING ELEMENT
Other Nongovernmental Factors
Per AB 879, the housing element must analyze the requests to develop housing at densities below those anticipated in a specified analysis, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need.
• Density of Development. The city is known for its lower housing densities (see Table 3-26). It is not uncommon for affordable housing to be built at densities of 18–25 units per acre. This is not due to restrictions on density; indeed, developers could propose affordable housing on sites with greater density. Developers seek and have built affordable housing and obtained competitive grants to build affordable housing for large families, seniors, and disabled people. • Timing of Development . The length of time between
receiving approval for a housing project and submittal of an application for a building permit will vary. If the subdivision is new and requires infrastructure, the developer could delay submittal for a building permit until all infrastructure is in place. For existing subdivisions with infrastructure in place, recent developers who received project approval will submit construction documents for building permit within a year.
Recent examples include two fourplex projects:
Fourplex at 549 El Placer–entitled in June 2017 with
a building permit submitted in January 2018,
followed by permit issuance in May 2019.
Fourplex at 563 El Placer Rd entitled in July 2019
with a building permit submitted in September 2019,
followed by permit issuance in January 2020.
• Public Health Emergencies . Like cities across California, the COVID pandemic has impacted the timing of residential development. It was not uncommon for projects to be stalled due to labor shortages, public health directives, or other side effects (e.g., shortages and price increases for lumber). These types of t emporary market disruptions affect all
communities in the southern California region and are
expected to subside as the economy returns to normal.
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GOVERNMENTAL CONSTRAINTS
Potential government constraints to the production of housing include land use cont rols, development requirements, permit processes, and other codes. The following analyzes these topics in an effort to identify potential governmental constraints. If actual constraints are identified, however, the Housing Plan proposes specific programs to mitigate them to the extent feasible.
Land Use Policies
The land use plan prescribes allowable uses of land in the city. Land use categories are provided to guide the typ e, intensity, or density of development. The General Plan sets five primary residential land use categories and several mixed residential-commercial land use categories (Table 3-24). To address the Government Code transparency requirements, these are listed on the City’s website at:
https://www.palmspringsca.gov/government/departments/plann ing/zoning-code-municipal-code-and-zoning-map.
Table 3-24 General Plan Designations Allowing Housing
General Plan
Land Use Intended Uses
Zoning
District
Minimum
lot sf/unit
Density
Estate
Residential
(0 to 2 du/ac)
Large estate single-family
homes, many of which are
near the foothill areas.
GR-5
R-1-A
40,000 sf
20,000 sf
1 du/ac
2 du/ac
Very Low
Density
(2.1 to 4.0 du/ac)
Single-family homes
situated on larger
residential lots
R-1-B
R-1-C
15,000 sf
10,000 sf
3 du/ac
4 du/ac
Low Density
(4.1 to 6.0 du/ac)
“Typical” single-family
detached homes on
standard lots.
R-1-D
R-G-A (6)
7,500 sf
7,000 sf
6 du/ac
6 du/ac
Medium Density
(6.1 to 15 du/ac)
Single-family attached and
detached, multiple-family
units, mobile homes.
R-1-E
R-G-A (8)
R-2
5,000 sf
5,000 sf
Per GP
8 du/ac
8 du/ac
Per GP
High Density
(15.1 to 30
du/ac)
Higher density residential
use (duplexes, town-
homes, and apartments)
R-3
R-4
Per GP
Per GP
Per GP
Per GP
Central Business
District1
Commercial, residential,
and office uses at a high
intensity and density
CBD No min. lot
sq. ft./unit –
see density)
21-30 du/ac, up
to 70 du/ac in the
Downtown Core*
Mixed-Use
and/or Multi-Use
Commercial, residential,
and office uses at a low
concentration and density
C-1; R-2 No min. lot
sq. ft./unit –
see density)
Per GP
Note: Palm Springs allows residential development in other lower density residential land use categories not listed above. These designations can be found in the General Plan land use element. * Conditions apply to receive up to 70 du/ac in the downtown.
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Palm Springs General Plan Page 59
HOUSING ELEMENT
Specific Plans
The City has adopted five specific plans that provide more guidance for the type of development and land uses desired. These specific plans are consistent with the land use designations in the 2007 General Plan and proposed 2021 update of the General Plan. The five specific plans that apply are:
◆ College Park Specific Plan
◆ Desert Palisades Specific Plan
◆ Downtown Palm Springs Specific Plan
◆ Canyon South Specific Plan
◆ Section 14 Specific Plan
Each of these specific plans has General Plan designations and zoning districts that are consistent with the City’s General Plan .
However, the symbols (acronyms) may differ slightly to distinguish the specific plan. Later sections of this element , in the land inventory, describe sites from these specific plans that are intended to address the City’s share of the regional housing need.
In 2007, the City adopted a comprehensive update to its General Plan. As part of this effort, new general plan land use designations were adopted to enc ompass current zoning districts. Much of the city has consistent General Plan and zoning districts. In certain areas, there remain inconsistencies between the General Plan designation for a specific parcel and the underlying zone. Code amendments are prepared as inconsistencies are identified.
In past years, existing law required that county or city zoning ordinances, including certain ordinances of a charter city with a population of two million or more, be consistent with the general plan. However, this did not apply to all charter cities. In 2018, the legislature approved SB 1333, effective in 2019, which requires that the zoning ordinance and general plan be consistent and applies this consistency requirement to all charter cities.
As part of the General Plan update, the City will address the remaining inconsistencies. While ordinances have been adopted in 2019 and 2021 to further this end, t he Housing Plan contains a program to identify remaining General Plan and zoning
inconsistencies and make ordinance revisions to address them.
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Housing Opportunities
California law requires that cities facilitate and encourage the provision of a range of types and pr ices of housing for all income levels in a community. This includes not only conventional single - and multiple -family housing, but housing for persons with disabilities, people who are homeless, families with children, and other groups that require specialized housing.
The zoning code is the primary regulatory document that determines the type of housing provided. (The zoning code is part of the Palm Springs Municipal Code [PSMC].) Table 3-25 lists the types of housing allowed in different zones.
Table 3-25 Zoning Code Allowances of Housing Types
Zoning Districts
R-1 R-G-A R-2 R-3 R-4 Other
Conventional Housing
• Single-Family P P P
• Manufactured Housing P P P
• Multiple-Family P P P P
• Mixed Use (see narrative)
• Accessory Dwelling P P P P
• Mobile Home Parks MHP: P
Special Needs Housing
• Residential Care ≤ 6 beds See narrative in text
• Residential Care ≥ 7 beds See narrative in text
• Assisted Living CUP CUP CUP CUP
• Emergency Shelter M-2: P
• Transitional Housing P P P P P
• Permanent Supportive
Housing P P P P P
• Farm/Employee Housing See narrative in text
Source: Palm Springs Zoning Code, 2020.
Notes: P designates a use permitted by right; CUP designates a conditionally permitted use The City also allows residential development in the Open Space/Conservation, Mountain, and Desert and other land use designations. Please refer to the land use element for greater detail.
The following describes state law requirements and zoning code provisions that allow for housing ot her than more conventional single-family and multiple-family housing in the community.
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HOUSING ELEMENT
Conventional Housing
The City permits a wide range of conventional single -family and multiple-family housing in numerous zones in the community. The following describes these provisions.
Multifamily Residential
Multifamily residential housing is permitted in a variety of residential and commercial-oriented zones. Multifamily housing is permitted in the R -2, R -3, and R -4 zones as a by -right use. In commercial-oriented zones, m ultifamily housing is conditionally permitted in the C-1 and CBD zones, permitted by right in the C-1AA zone, and permitted in the Resort Overlay Zone.
Mixed-Use Development
The zoning code allows mixed use by-right in the CBD, C-1, and C-2 zones. Special incentives are available to facilitate its development.
In the CBD zone , residential density of 21 to 30 units per acre is permitted. Up to 70 dwelling units per acre are permissible in the Downtown Central Core, subject to a Planned Development District or Specific Plan. Residential units, when part of a mixed-use project that exceeds 20,000 square feet, require one-half parking space per bedroom for the first two bedrooms and no additional spaces for units with more than two bedrooms.
Mixed-use developments in Palm Springs
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Manufactured Housing
Government Code Section 65852.3 requires that all cities allow manufactured homes on lots zoned for single -family homes if they are certified under national manufactured housing construction and safety standards and on a foundation system, pursuant to Section 18551 of the Health and Safety Code. Excep t for architectural requirements, a city shall only subject the manufactured home and the lot on which it is placed to the same development standards to which a conventional single-family home on the same lot would be subject . The City permits manufactured housing in all residential zones and requires the same development standards as other single-family homes in the same zone.
Mobile Home Parks
State law requires that all cities must allow a mobile home park in a designated zone, but can require a use permit (Government Code Section 65852.3). A mobile home park refers to a mobile home development built according to the requirements of the California Health and Safety Code. The city has over 2,000 mobile homes and has developed a specia l zone, the Residential Mobilehome Park zone ( R-MHP), to accommodate these types of housing products subject to conformance with City conditions and design standards.
Mobile homes are an important source of affordable housing in Palm Springs for low and moderate income families and seniors.
Ravinia Communities is building 100 micro homes in Palm Springs Item 2A - Page 85
Palm Springs General Plan Page 63
HOUSING ELEMENT
Housing for People Who Are Homeless
State law requires cities to identify adequate sites and standards to facilitate and encourage the development of emergency shelters, transitional housing, and permanent supportive housing.
Emergency Shelters
The PSMC defines “emergency shelters ” as housing for homeless persons for interim occupancy, intended for a period of less than six months and where no person is denied occupancy because of an inability to pay rent. Emergency shelters are permitted by-right in the M-2 zone subject to development standards and the permitting process applicable to all land and buildings in the M -2 zone. No conditional use permit or other discretionary action is required.
The zoning code does not specify parking requirements (currently determined by planning commission), spacing requirements , nor does it require a management plan. The Housing Plan specifies a program to revise the zoning code to specify parking requirements and a management plan consistent with state law.
Transitional Housing
The PSMC defines “transitional housing” as buildings configured as rental housing developments, but operated under program s that require termination of assistance and recirculating of the assisted unit to another eligible program recipient at a predetermined point in time that shall be no less than six months from the beginning of the assistance. Transitional housing is allowed as a residential use of property, subject only to the restrictions that apply to other residential dwellings of the same type in the same zone. While City practice is to follow state law, the zoning code should be amended to list such housing as a by-right use in all residential zones.
Supportive Housing
The PSMC defines “supportive housing” as housing with no limit on length of stay, occupied by the target population, and linked to an on- or off-site service that assists the resident with retaining the housing, improving their health status, and maximizing their ability to live and work in the city. Supportive housing is allowed as a residential use, subject only to restrictions that apply to other dwellings of the same type (both single and multiple family) in the same zone. Per AB 2162, the zoning code should be amended to allow such housing as a by- right use in zones where multifamily and mixed uses are permitted if the proposed housing project meets specified criteria.
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Low Barrier Navigation Center
Passed in 2018, AB 101 require s that a Low Barrier Navigation Center development be a use by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses if it meets specified requirements. A “Low Barrier Navigation Center” is a Housing First, low -barrier, se rvice-enriched shelter focused on moving people into permanent housing by providing temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. The bill repeals these provisions as of January 1, 2027. The Housing Plan contains a program to amend the zoning code to allow for this land use consistent with AB 101.
Single Room Occupancy (SRO)
AB 2634 amended Section 65583(c)(1) of the Government Code, requiring cities to allow SRO units. SRO units are small, one -room units intended for occupancy by a single individual. An SRO is a different type of housing than a studio or efficiency unit, which must contain a separate kitchen and bathroom. SRO units are one of the most traditional forms of affordable private housing for lower income individuals, including seniors and persons with disabilities.
Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. SROs are not defined in the municipal code, although the City has permitted several SROs.
Homeless Center in Palm Springs
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Palm Springs General Plan Page 65
HOUSING ELEMENT
Accessory Dwelling Units (ADUs)
State law requires an administrative approval process for ADUs. An ADU is any attached or detached residential dwelling unit situated on the same parcel as an existing , primary, single-family dwelling and that provides complete independent living facilities for one or more persons. It shall include permanent provisions for living, sleeping, cooking, and sanitation. An ADU can also be an efficiency unit or a manufactured home , as defined in the Health and Safety Code. The City amended its ADU ordinance in accordance with state law. Program HS1.5 proposes to continue supporting development of ADUs by monitoring production and affordability, creating and maintaining a volunteer rental registry for advertising, and streamlining approval through pre-approved ADU plans .
Farmworker and Employee Housing
The Health and Safety Code (HSC) § 17021.5 requires employee housing for six or fewer persons to be treated as a single -family structure and residential use. HSC §17021.6 requires that employee housing consisting of no more than 36 beds in group quarters (or 12 units or less) designed for use by a single family or household to be treated as an agricultural use. No conditional-use permit, zoning variance, or other zoning clearance shall be required for employee housing that is not required of any other family dwelling (§17021.5 facility) or agricultural activity (§17021.6 facility) in the same zone.
The Housing Plan proposes a program to define employee and agricultural housing, indicate where such uses are allowed, and specify permitting process manner consistent with state law.
Daycare Homes
Under the California Child Day Care Facilities Act, the Department of Social Services licenses and regulates family daycare. A small family daycare home, which may serve up to eight children, is considered a residential use of property for purposes of all zoning.
A large family daycare can provide care for up to 14 children. SB 234 (2019) requires a large family daycare home to be treated as a residential use of property. Daycare homes should be allowed in specified residential zones. The City allow s family daycare homes, small and large, in specified residential zones. In 2020, the City Council adopted Ord . No. 2020 to reflect changes to state law . In 2023, the City Council further reduced barriers to establish childcare facilities by adopting Ord. 2076, which allowed ch ildcare centers by right in most commercial and some industrial zones.
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Housing for People with a Disability
The City is committed to affirmatively furthering fair housing for residents of all abilities. The City provides a range of housing types suitable f or people living with a disability. These facilities are described below along with recommended program changes.
Community Care Facilities
As defined by state law, c ommunity care facilities are any facility, place, or building that is maintained and operated to provide nonmedical residential care, day treatment, adult daycare, or foster family agency services for children, adults, or children and adults (H& S Code § 1502(a)). The City administratively permits licensed facilities serving six or fewer people by right in all residential zones and treats them like any other residential use in the same zone. The City’s Zoning Code does not refer to these community care facilities.
The Housing Element (HS5.4) includes a program to update regulations for facilities serving six or fewer people in accordance with state law. Similarly, under the proposed Housing Plan, l arge facilities with seven or more residents will be permitted by right in all zones allowing residential uses and tre ated the same as other residential uses of the same type in the same zone.
Assisted Living Facilities
The PSMC defines a ssisted living facility as “a special combination of housing, supportive services, personalized assistance, and health care, licensed and designed to respond to the individual needs of those who need help with the many activities of daily living.
Supportive services are available 24 hours a day to meet scheduled and unscheduled needs in a way that promotes maximum dignity and independence for each resident and involves the resident’s family, neighbors and friends, and professional caretakers.” The City uses the “assisted living facility land use type” to conditionally permit larger community care facilities. A review of all projects (9) su bmitted since 2005 found the following approval information: a) all nine community care facilities were conditionally permitted and eight were approved in residential zones; and b) the City permitted facilities for substance abuse recovery, intermediate care, and PLWA assisted living care . This high level of approval demonstrates that the City conditional use permit and regulations have facilitated siting of such uses in many zones.
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Palm Springs General Plan Page 67
HOUSING ELEMENT
Development Standards
The zoning ordinance provides residential development standards for different types of housing. Table 3-26 provides a summary of the residential development standards for the primary residential, commercial, and mixed use zones:
◆ G-R-5 Guest Ranch
◆ R-1 Single-Family
◆ R-G-A Residential Garden Apartment
◆ R-2 Limited Multi-Family Residential
◆ R-3 Multi-Family Residential
◆ R-4 Multi-Family Residential
◆ C-B-D Central Business District
◆ R-MHP Mobile Home Park
Table 3-26 Development Standards in Residential Zones
Zone
Development Standards
Density
Range1
Minimum
Lot Size
Maximum
Bldg. Height
Front, Side, &
Rear Yard
Lot
Coverage
G-R-5 2 du/ac 5 acres 1 story (15′) 50′ x 50′ x 50′ 20% max R-1-A 2 du/ac 20,000 sf 1 story (18′) 25′ x 10′ x 15′ 35% max R-1-B 3 du/ac 15,000 sf 1 story (18′) 25′ x 10′ x 15′ 35% max R-1-C 4 du/ac 10,000 sf 1 story (18′) 25′ x 10′ x 15′ 35% max R-1-D 6 du/ac 7,500 sf 1 story (18′) 25′ x 7.5′ x 15′ 35% max R-1-E 9 du/ac 5,000 sf 1 story (18’) 15’ x 6’ x 15’ 45% max R-G-6 6 du/ac 2 acres 1 story (24′) 25′ x 10′ x 20′ 50% max R-G-8 8 du/ac 2 acres 1 story (24′) 25′ x 10′ x 20′ 50% max R-2 15 du/ac 20,000 sf 2 story (24′) 25′ x 10′ x 10′ 50% lot2 R-3 21 du/ac 20,000 sf 2 story (24′) 25′ x 10′ x 10′ None R-4 30 du/ac 2 acres 30′ maximum 30′ x 10′ x 20′ None
CBD 30 du/ac3 9,600 sf 30′ maximum PC determined 55% lot R-MHP — 5,000 sf 2 story (24′) 40′ x 15′ x 15′ None
Source: City of Palm Springs Zoning Code 2020.
Notes: Additional zones allow for residential uses with a conditional use permit or planned development. In addition, certain open space lands also allow for limited residential development where appropriate.
1. Maximum density is determined by the General Plan and minimum lot size required for each unit.
2. For R-2 developments that include structures taller than 18’ or 1 story, the max. lot coverage is 30%.
3. Ordinance #1977 allows for a maximum density of 70 du/ac in the CBD with a PD or Specific Plan.
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The most pertinent residential development standards that affect housing construction are summarized below.
◆ Density Standards. Generally, the City’s residential densities range from 1 to 30 units per acre, and are reflective of different product types permitted in the city. These standards are sufficient to facilitate and encourage the construction of housing for various income levels. Over the past few years, the City has approved applications for affordable housing at a wide range of residential densities, from a low of 17 units per acre to a high of 35 units per acre. These housing densities are allowed and achieved in the R-3 and R-4 zones.
◆ Parking Standards. City parking requirements are designed to ensure that on -site spaces are available to accommod ate vehicles owned by residents. The average homeowner has 1.6 vehicles; the average renter has 1.3 vehicles. The City’s zoning code requires two (2) parking spaces per single -family unit.
Multiple-family units must have 1 primary space for studio units, 1.5 spaces for two -bedroom units, and 0.75 space per bedroom for larger units. One space must be covered per unit in condominium developments (but not apartments) .
Multifamily housing must have 1 guest space for each 4 units. ◆ Open Space Standards . The City ’s open space requirement for housing is regulated by lot size and coverage. However, to ensure adequate open space for multiple-family housing, R-2 and R-3 zoned land must dedicate 45 percent of the lot for landscape and open space. To mitigate potential constraints, the City allows balconies, terraces, roof decks, patios, landscaped areas, and similar areas to be counted as open space. This requirement has not constrained the production of affordable housing; half of the affordable housing units developed since 1998 were subject to R-2 and R-3 standards. ◆ Lot Size Standards. For multiple-family residential uses, the City requires a minimum lot size of 0.5 acre in both the R-2 and R-3 zones and a minimum of 2.0 acres in the R -4 zone.
These minimum lot size standards are designed to facilitate affordable housing and ensure that lots are not fragmented and that they provide enough acreage for amenities.
Affordable developers often seek lots of 1.5 to 2.0 acres that can accommodate 40 to 60 un its, realize economies of scale , and help secure competitive grants for affordable housing.
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HOUSING ELEMENT
Individual and Cumulative Analysis
The feasibility of residential development depends on the interplay of a variety of residential development standards, lot sizes, and the demands required for individual types of residential development.
The following is a brief assessment of these factors.
Given its history with neighborhood development over the past 80 years, Palm Springs has areas with established lots that may n ot meet the required lot size standards in the zoning code. In these cases, the City has adopted PMSC §94.05.02, which states that “all uses permitted in the land use district shall be permitted on nonconforming lots in the district, subject to all other provisions of the zone district.” A nonconforming lot is defined as a parcel of land having less area, frontage or dimensions than required by the PMSC.
While no apartments have been recently built on R-3 and R-4 zoned land (except several projects that are currently under construction), the City approved three multiple-family projects on R-2 zoned land.
Of those projects, two were ap proved on nonconforming lot size .
These projects were approved at maximum densities without any other discretionary action. The three projects are:
• Zanjero 17-unit condo project on a parcel of 1.13 acres at a density of 15 du/ac (lot size conforming)
• El Pl acer 4-unit apartments on a parcel of 0.27 acres at a density of 15 du/ac (lot size nonconforming)
• MDL 4-unit apartments on a parcel of 0.27 acres at a density of 15 du/ac (lot size nonconforming)
In analyzing t he Cit y’s residential development standards , the combination of open space, height, and lot coverage standards coupled with performance standards on usable landscaped open space and outdoor living and recreation area can limit the achievable density of proposed housing projects in the R-2, R-3, and R-4 zones. According to HCD, developers will need between 12 and 15 feet p er story, higher associated structure heights, and three stories for a project to be feasible in R-3 and R-4 zones. The Housing Plan proposes a program to revise height limits and address open space and performance standards to ensure that projects can achieve maximum density in each zone.
Item 2A - Page 92
Parking Standards
Adequate parking is an important component of well -designed development, contributing to the value of a project, the safety of residents, its appearance, and livability. The City’s p arking regulations in Table 3-27 are intended to promote efficient land use, reduce street congestion and traffic hazards, promote vehicular and pedestrian safety, and improve the ability to finance a project.
Table 3-27 Parking Standards in Residential Zones
Type of Residential
Parking Standards
Required spaces Guest Parking
Single-Family Residence 2 spaces within a garage or carport none Condominiums and Apartments Studio: 1 primary space per unit 1 designated guest
parking space per 4
dwelling units
1 bdrm: 1¼ primary space per unit
2 bdrm: 1½ primary space per unit
3 bdrm: 2 ¼ primary space per unit
Mobile Home 2 spaces per mobile site 1 space per 7 units Mixed Uses 0.5 space per bdrm for the first two units,
but are not required to provide additional
parking for larger units.
Density Bonus projects See Section 93.23.17 PSMC
Emergency shelter, transitional
and supportive housing.
Not specified. See Program 5.4 to codify parking and spacing requirements consistent with statutory allowances in state law.
Single-Room Occupancy Not specified
Assisted Living Ranges from ¼ to ¾ space per unit/bed
depending on type of unit
1 space per 5
units/beds
Accessory dwelling unit One space, unless waived per State law Source: City of Palm Springs Zoning Code 2020.
Where the parking requirement for a residential use is not specifically defined, it is determined by the planning commission in the manner in zoning code Section 94.01.00 , based on the requirement for the most comparable use. In addition, the PSMC contains a density bonus ordinance that offers regulatory concessions for the construction of housing affordable to lower income households and/or other eligible occupants. D evelopers may request and receive reductions in parking space requirements, as outlined in Section 93.23.17 of the municipal code.
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Regulatory Incentives
The City uses several planning tools to facilitate and encourage housing projects. The three primary means are Minor Modification, Density Bonus, and Fee Reductions and Waivers.
Minor Modification
The Planning Director may allow a minor modification in residential development standards to facilitate housing projects. Modifications include the reduction of open space (up to 20 percent), lot area and dimensions (up to 10 percent), parking space s (up to 10 percent), and others. The zoning ordinance has been amended to ease the standards for minor modifications, which require the d irector’s decision with no public hearing or public notice.
The findings needed to approve a minor modification are:
◆ The req uested minor modification is consistent with the general plan, applicable specific plan(s) , and overall objectives of the zoning ordinance.
◆ The neighboring properties will not be adversely affected as a result of the approval or conditional approval of the minor modification.
◆ The minor modification will not be detrimental to the health, safety, or general welfare of persons residing or working on the site or in the vicinity.
◆ The modification is justified by environmental features, site conditions, location of existing improvements, or historical development pattern of the site or neighborhood.
Density Bonus
In January 201 9, the City updated its d ensity bonus ordinance for residential projects when specific affordability targets are met .
Ordinance No. 1976 defines the term "affordable housing" as housing that is affordable to households with very low, low , or moderate incomes, as those categories are established by HCD. The categories are generally defined as follows:
◆ Very-Low Income: 50 percent of AMI
◆ Low-Income: 80 percent of AMI
◆ Moderate Income: 120 percent of AMI
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In accordance with state law, developers of affordable housing will be able to request density bonuses based on the percentage of affordable units for eligible projects, which include:
◆ Housing projects that include at least 10 percent of the total units for low-income households or at least 5 percent for very low income households (either for sale or for rent)
◆ Market-rate senior housing (either for sale or for rent ), including mobile home parks
◆ Common interest projects that include at least 10 percent of the units for moderate-income households (for sale)
◆ Housing for transitional foster youth, disabled veterans, or homeless persons, which includes at least ten (10) percent of the total units of the project for such groups
◆ Subdivision maps where at least 10 percent of the total lots are donated to the City for the development of housing for very-low income households
◆ Affordable housing that includes a childcare facility that provides requisite affordable units
◆ Conversion of apartments into condos where at least 33 percent of the total units are affordable for low or moderate income households
Palm Springs has typically not seen many applicati ons for density incentives; the prevalent type of affordable housing has been garden-style apartment s. The City has instead relied on land donations to reduce the cost of developing affordable housing.
However, minor modifications have been used for the Coyote Run, Villa Del Sol, Vista Serena, Vista Del Monte, and other projects. Due to the increased price for residentially zoned land in recent years, affordable projects proposed in the future would be expected to use density incentives as a mean to improve project feasibility.
State density bonus law continues to change each year. Before 2021, the maximum density bonus was 35% for housing projects which included either 11% very low income units, 20% lower income units, or 40% moderate income units. AB 2345 (effective 2021) increased the top range of the density bonus to 50% for housing projects with 15% very low income units, 24% lower income units, or 44% moderate income units. The Housing Plan contains a program to update the density bonus program per AB 2345.
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Adequacy of Zoning for Housing
State law allows cities to use higher density as a proxy for satisfying the mandate for facilitating and encouraging the production of affordable housing to lower income households. Under Government Code Section 65583.2(c)(3)(B), cities can use “default” density standards that are “deemed appropriate to accommodate housing for lower income households.” No analysis to establish the appropriateness of the zone for affordable housing is required. For Palm Springs, the default density is 30 units per acre.
As an alternative, the statute provides the option of conducting an analysis that includes, but is not limited to, factors such as market demand, financial feasibility, and information based on development project ex perience within a zone(s), or at densities that accommodate housing for lower income households.
Information from local developers on densities ideal for housing in the city and examples of recent housing projects for lower income households can establish the appropriateness of a zone.
Historically the City has chosen to complete an alternative analysis that determines the most appropriate zoning and density standard needed to facilitate the production of affordable housing. There are three primary zones where most affordable housing has been built:
• R2 zone. This zone allows for multiple family housing to be built as a by-right permitted use at densities of 11 to 15 units.
The General Plan designation for this is 6–15 du/ac.
• R3 zone. This zone allows for multiple family housing to be built as a by-right permitted use at densities of 16 to 21 units.
The General Plan designation is HDR 15-30 du/ac.
• R4 zone. This zone allows for multiple family housing to be built as a by-right permitted use at densities of 21 to 29 units.
The General Plan designation is HDR 15-30 du/ac.
In the past decade, the majority of affordable housing projects in Palm Springs has been built at a lower residential density than the 30 du/ac “default” density specified in state law for Riverside County. This is due to lower land costs in Coachella Valley than the surrounding more urbanized portions of Riverside County where the 30 du/ac is more appropriate as the default density. The next page lists examples of recent affordable projects built in the city at density levels well below the default density in state law.
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Table 3-28 lists the five more current affordable housing projects.
Family projects have been approved and built at densities ranging from 15 to 17 units per acre. Special needs projects ( e.g., Sunrise Vista) have been built at slightly higher densities of 21 to 27 units per acre, though these projects were for special needs . All the projects were built in the R2 zone on two- to three-acre sites.
As is the case for affordable projects in any metropolitan area, local governments have an important role in facilitating their feasibility.
In Palm Springs’ case, the City has made available affordable land leases, fee waivers, and densities bonuses for these projects. The projects have also secured state and federal f unding, such as low income housing tax credits, to make the projects financially feasible.
Table 3-28 Adequacy of Zoning for Affordable Housing
Built Projects Current Projects
Type
Coyote
Run
Vista
Sunrise
Rosa
Gardens
Monarch
Apts.
Sunrise
Vista II
Characteristics
+ Occupancy Family Spec Need Family Family Spec Need
+ Year Built 2006 2007 2011 2021/22 2021/22
+ Zoning District R2 R2P R2 R2 R2
+ Project Units 66 80 57 60 61
+ Project Density 15 21 13 17 27
+ % Max. Density 100% 140% 87% 113% *
Incentives Provided
+ Land Lease Yes Yes No Yes No
+ Fee Waiver Yes Yes Yes Yes Yes
+ Financial Assistance Yes Yes Yes Yes Yes
+ Density Bonus No Yes No Yes No
Source: City of Palm Springs 2020.
* Sunrise Vista II is a special needs project and density is based on the larger site.
In summary, the medium and higher density zones (R2, R3, R4) have adequate density and development standards to support the development of affordable housing for lower income households .
The City r elies on these zones to achieve its lower income RHNA.
Recent affordable projects in the R-2 zone achieve more than 100% of the maximum allowable density without bonuses and
significantly higher density with density bonuses. As discussed earlier, the City is proposing to review and revise its residential development standards to ensure maximum density is achievable on R-2, R-3, and R-4-zoned sites of 1 acre or larger.
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Historical Preservation
Palm Springs is an architecturally rich community. Early settlers built notable examples of Spanish Colonial, Mission Revival , and Mediterranean-style buildings. Subsequently , Mid-Century Modernist architects designed an array of buildings in Palm Springs.
The city’s rich architectural collection sets it apart from other cities, creating a unique sense of place and a strong aesthetic identity.
Today, a large part of Palm Springs’ charm comes from its eclectic, well-defined, single -family residential neighborhoods. Older neighborhoods (e.g., Movie Colony and Las Palmas) tend to be characterized by walls, landscaping, and unique architectural styles.
Other neighborhoods, such as the Deepwell Estates and the Racquet Club Estates, are denoted by distinctive architectural styles. Newer areas along the mountain base incorporate desert landscaping and the natural environment into building and site design.
In 2019, the City Council adopted Ordinance No. 1970 for the purpose of preserving areas and specific buildings of the city that reflect elements of its cultural, social, economic, political, architectural, and archaeological history. Regulation s were established to stabilize and improve buildings, structur es, or areas of historical, architectural, archaeological, or ecological value; to foster civic beauty; to strengthen the economy; and to promote the use of historic resources for educational purposes.
Historic resources in a
neighborhood or community give
it special character and cultural
depth and provide tangible links
to the community’s historical and
cultural heritage. Each historic
building and structure represent
an investment that should not be
discarded lightly. Maintaining
and rehabilitating older buildings
and neighborhoods creates a
sense of place and meaning for
Palm Springs residents.
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Building Codes
The California Health and Safety Code r equires cities to adopt the most recent edition of California Building Standards Codes (Title 24) for buildings, building equipment, and other features. These codes are updated every three years by the California Building Standards Commission. The most recent edition is for 2019 and was effective January 1, 2020.
On January 9, 2020, the City Council adopted Ordinance No. 2008, which adopted and amended the following codes:
◆ 2019 California Fire Code
◆ 2019 California Building Code
◆ 2019 California Residential Code
◆ 2019 California Plumbing Code
◆ 2019 California Mechanical Code
◆ 2019 California Electrical Code
◆ 2019 California Green Building Standards Code
◆ 2019 California Energy Code
◆ 2019 California Existing Building Code
◆ 2019 California Historical Building Code
◆ 2018 Property Maintenance Code
Cities may adopt revisions to address local topographic, climatic, or hazardous conditions, provided that the local codes still adhere to the state’s minimum standards. In response to the devastating state fires in recent years, the legislature passed AB 2911 related to construction of new buildings and structures, and with vegetation and brush management to reduce the potential for wildfires in hazard zones. The City als o made amendments to address seismic events and wind hazards unique to the desert. These codes do not constrain development and are common for valley cities.
The City operates a code compliance program to maintain the quality of the city. Inspections are done on a complaint driven based.
The one exception is for vacant or boarded up properties. In those situations, the City requires that such properties be registered with the Code Compliance Division so that City staff can work with property owners to ensur e standards are met and maintained.
These codes and their enforcement are equally applied to all property owners and locations in a fair and consistent manner.
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Reasonable Accommodation
An important way to meet the housing needs of people with a disability is with a reasonable modification or accommodation. A reasonable modification is a structural change made to the premises, and a reasonable accommodation is a change, exception, or adjustment to a rule, policy, practice, or service. An example of a reasonable modification is the installation of a wheelchair ramp to a front door. A reasonable accommodation would include making an exception to an existing ‘no pet’ rule to permit a service dog.
In 2019, the City amended the Municipal Code (Ord No. 1975) to allow for reasonable accommodations. The ordinance was enacted so that persons with disabilities or developers of housing for persons with disabilities have flexibility in how they apply land use, zoning, and building regulations; policies, practices, and procedures; or waive certain requirements to eliminate barriers to housing opportunities for persons with disabilities.
Requests are made to the Planning Director on an approved application and decisions are made within 30 days of submittal.
Prior to approva l, the following findings must be made consistent with the FHA, FEHA, and Government Code Section 12927(c)(1):
1. The housing, which is the subject of the request for reasonable accommodation, will be used by a person with disabilities protected under fair housing laws.
2. The requested accommodation is necessary to make housing available to a person with disabilities protected under the fair housing laws.
3. The requested accommodation would not impose an undue financial or administrative burden on the city.
4. The r equested accommodation would not require a
fundamental alteration in the nature of the city’s land use, zoning or building policies, practices or procedures,
including consideration of alternatives which may provide an equal level of benefit.
5. The requested accommodation will not result in a direct and significant threat to the health or safety of other persons or substantial physical damage to the property of others.
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Permit Approval Process
Ensuring that proposed residential development is well designed is essential for a quality living environment for residents. The City Planning Division recently amended its entitlement processes under Ordinance 2042 to streamline the approval process, shorten the timeframe for review and eliminate duplicate reviews by the Architectural Review Committee and Planning Commission.
The Planning Division reviews residential entitlement applications for mixed -use projects, multiple -family residential, and single - family homes in hillside areas and on lots with frontage on major thoroughfares. Otherwise, all other single -family residences only require a building permit from the Building and Safety Division.
Under the amended entitlement process, single -family homes that are subject to the review no longer require approval by the Planning Commission, but instead are only reviewed and acted on by the City’s Architectural Review Committee. Mixed use and multi-family projects are reviewed by the Planning Commission with a subsequent review by the Architectural Review Committee.
The steps and time frame for processing development follow.
Presubmittal Conference
The entitlement approval process for proposed residential developments begins with a presubmittal conference w ith staff.
This step allows a developer to submit a preliminary development concept to City staff for review and receive timely guidance to ensure that the formal development plan submittal is complete. City staff review location, size, and massing of stru ctures; parking; pedestrian and vehicular access; conformance with development standards; and schematics of site plans, floor plans, elevations, etc.
This new step allows staff the ability to meet with applicants, identify issues related to standards and review criteria, and give feedback to applicants on issues that may arise during the formal review process, at no cost to an applicant. Staff meets with an applicant to review its findings within one to two weeks after receipt of the Presubmittal Conference Application.
Formal Development Plan
The next step is to submit the formal application to the City Planning Division, where the application is carefully reviewed for completeness by staff and circulated to the Tribe for review and action if needed. Appl ications are referred to City departments — Item 2A - Page 101
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who produce a summary of issues, conformance concerns, and preliminary conditions. The formal applications consist of a Major Development Permit (MDP) Application and Major Architectural Application for multiple-family and mixed-use projects, new mobile home parks and new subdivisions with 5 or more units. For single- family homes that require entitlement, a Major Architectural Application (MAJ) is required.
Environmental Clearance and Tribal Consultation
The Califo rnia Environmental Quality Act (CEQA) presents objectives, criteria, and procedures for the evaluation of projects and preparation of exemptions, initial study/negative declarations (IS/ND), and environmental impact reports (EIR). Many smaller projects have no significant impact on the environment, are exempt from CEQA, or can be processed with an IS/ND or mitigated ND. In some cases, larger projects will require a Specific Plan and EIR, and therefore require additional time to accommodate mandated public review and the complexity of complying with CEQA. Tribal consultation may also be required depending on project location. If a project is exempt from CEQA, the City schedules the project for review by the Planning Commission or Architectural Review Committee, as applicable and described in the prior section.
Planning Commission/City Council
After internal and Tribal review and CEQA clearance is complete, the Planning Commission reviews eleven criteria and makes findings on the MDP . The review criteria, outlined in §94.04.01 of the Zoning Code, is designed to focus the review and ensure:
◆ The proposed project is consistent with the general plan, zoning code, other adopted plans, regulations, and policies. ◆ The proposed uses are consistent with the zone district where the project is located.
◆ The location, height, massing, and placement of the project is consistent with applicable standards and with its context. ◆ The necessary infrastructure is in place to service the proposed development.
◆ The environmental impacts of the proposed development have been evaluated and addressed.
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The Commission reviews and acts on MDP applications at the first meeting but may require an additional review prior to approving a project. Typically, two planning commission hearings are req uired at most. The Planning Commission decision is final and the project is entitled, unless appealed to City Council or a Councilmember requests Council consideration. After its entitled, the project proceeds to architectural review.
Architectural Review Committee (ARC)
The City requires architectural review for single -family homes on major thoroughfares and hillsides and projects approved with MDP .
Applicants submit the MAJ application, which can be processed concurrently with an MDP application, and the project is scheduled for review. Th e ARC reviews the applications for conformance to criteria in Section 94 .04.00 of the Zoning Code and any adopted design guidelines. Upon approval of the Major Architectural Review application (typically takes no more than 2 hearings or 4 weeks ), the applicant submits the application for building permits.
Review Process
The average time to process and approve a residential development depends on the type of project, its size and complexity, and CEQA clearance. For single -family developments, the review time frame can be 2 to 3 months. Multiple -family and mixed-use projects wil l take an average of 3 to 4 months for review and approval. Table 3 - 29 outlines the steps and time frames needed for reviewing and approving residential development projects in Palm Springs.
Table 3-29 Residential Development Approval Process
Steps Required Single-Family Multiple-Family Project
Presubmittal Conference Review 2 weeks 2 weeks
Major Development Review
Completeness review 3-4 weeks 3-4 weeks
Internal Review N/A 4-8 weeks
Environmental Documentation None 1-6 months (including Tribal Review) Tribal Review None
Planning Commission N/A 4 weeks
Architectural Review 4-8 weeks 2-4 weeks
Total Time Frame 2-3 months 3-6 months
Source: City of Palm Springs Planning Department 2021.
Note: These estimates are general time frames. Actual development processing times will depend on the project complexity, completeness of application submitted, and required environmental clearance.
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Architectural Review
The City requires architectural review for single -family homes on Major Thoroughfares and hillsides, and projects approved under an MDP . Applicants submit the MAJ application, which can be processed concurrently with an MDP application, and the project is scheduled for review by the Architectural Review Committee. This Committee reviews the applications for conformance to criteria in §94.04.00 of the Zoning Code and any adopted design guidelines.
Conformance with City architectural standards is evaluated based on consideration of:
• The architectural treatment is consistent on all four sides of the proposed building(s), unless otherwise approved by the Architectural Review Committee;
• The design of accessory stru ctures, such as carports, cabanas, and similar accessory structures, shall be
consistent with the form, materials and colors of the
principal building(s), unless otherwise approved by the Architectural Review Committee;
• The façade elements and fenestratio n are composed in a harmonious manner;
• The proposed materials are consistent with the context of the site, adjacent buildings, and the surrounding desert environment;
• The proposed color scheme is appropriate to the desert environment and consistent with the site context;
• Shading devices and sun control elements, excluding
landscape materials, are provided to address environmental conditions and solar orientation;
• The proposed landscape plan is consistent with the
requirements of PSMC Chapter 8.60 , all appli cable zoning requirements, including any streetscape requirements,
landscape buffer requirements, and screening requirements; • The shading for pedestrian facilities on the subject site or abutting public right(s)-of-way is adequate;
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• The proposed lighting pl an is consistent with the
requirements of PSZC 93.21.00 (in addition mandatory
outdoor lighting standards are set by the California Energy Code under PSZC 8.04.65, and the proposed lighting will not materially impact adjacent properties;
• Appropriateness of signage locations and dimensions
relative to the building façade(s), or appropriateness of the site location for any freestanding signage, as may be
warranted for the development type;
• Screening is provided for mechanical equipment and service yards, so a s to screen such facilities from view from public rights-of-way and abutting properties;
• The proposed application is consistent with any adopted design standards of an applicable specific plan, planned development district, or other applicable adopted desi gn standards and regulations.
While the City has made administrative changes to the architectural review process to shorten the time frame for obtaining entitlements, revising current design guidelines would also assist in streamlining the process. Many of the City’s current design standards and criteria in the zoning code are subjective in nature .
The City recognizes the need for design guidelines that would provide clear directions and standards to applicants.
The State of California requires streamlined housing approval by establishing a by-right, ministerial approval process for multifamily residential development. An important step to streamlining project approvals is the replacement of subjective design “guidelines” with objective design “ standards.” California State Senate Bill 35 (Government Code §65913.4) requires cities to establish objective design standards for multifamily residential development.
To comply with this legislation, t he Housing Plan contains a program to draft objective development and design standards that can improve certainty for the development community regarding the design and financing of residential and mixed use projects while also meet the City’s and community’s expectations for new housing projects that provide lasting quality of life for residents. These residential design and development standards will be consistent and in accordance with state law (Gov’t Code §65913.4).
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Vacation (Short-Term) Rentals
In accordance with Ordinance 1918, the City Council affirmed the importance for the provision of permanent housing for full -time and part -time residents w ho live or work in the city. Vacation rentals and homesharing are not uses expressly recognized in the zoning ordinance, nor expressly identified as uses permitte d in residential zones. Vacation rentals and homesharing are similar in character and uses as hotels and other commercial short-term uses and are permitted in single-family or multifamily zones if such uses are ancillary and secondary to the residential use of the property.
To further these objectives, the City adopted a comprehensive code to regulate issuance of and attach conditions to Vacation Rental and Homesharing Lodging. The City has established a permitting process and operational requirements pursuant to PSMC Chapter
5.25 in order to minimize potential adverse impacts of transient uses on neighborhoods. The PSMC does not regulate hotels, motels, time-share units, or nonvacation rental arrangements.
Specific requirements include:
• The unit must comply with all applicable codes regarding fire, building safety, health and safety, and all other relevant laws.
• The ow ner is limited to no more than 32 contracts for vacation rental use of a property in any given calendar year. • Other regulations apply, including occupancy limits, parking, noise levels, and other neighborhood regulations.
• No apartment or any portion ther eof shall be provided for rent for 28 consecutive days or less to any person.
• The property owner is required to obtain a license from the City and pay all relevant taxes and associated fees.
• A prohibition on evicting any tenant or terminating a lease for the purpose of converting an apartment to a vacation rental.
The City has established a website containing all the specific regulations required for short -term vacation rentals.
Approximately 2,500 units have been authorized for use as short - term vacation rentals in Palm Springs as of January 2023.
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FAIR HOUSING ASSESSMENT
This section address es the fair housing requirements for housing elements. It begins with an overview of key requirements, describes outreach efforts to date, and then provides the re quisite analysis.
Programs to address concerns are detailed in the Housing Plan.
Overview of Key Requirements
One of the most significant trends in state housing element law has been in the arena of fair housing. With the passage of AB 686 in 2019, all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by t he federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of 2015. The goal of this assessment is to ensure that people have fair housing choice.
Affirmatively further fair housing means “taking meaningful actions that, taken together, address significant disparities in housing needs and in access to opportunity, replacing segregated living patterns with truly integrated and balanced living patterns, transforming racially and ethnically concentrated areas of poverty into areas of opportunity, and f ostering and maintaining compliance with civil rights and fair housing laws” (Government Code 8899.50(a)).
California HCD has issued specific requirements for incorporating AB 686 for fair housing into the update of the housing element. The following AFH conforms to these requirements, including its structure to address three primary areas required by the State. • Fair Housing Assessment. A summary of fair housing
issues, patterns of segregation or other barriers to fair housing, and prioritization of contributing factors.
• Sites Inventory. The identification of sites for housing to accommodate all income levels o f the city’s RHNA that also further integrated and balanced living patterns.
• Housing Programs. Programs that affirmatively further fair housing, promote housing choice for protected classes, and address contributing factors identified in the AFH.
Before discussing fair housing issues in accordance with AB 686, the following provides a brief overview of the history of the city that has shaped the community and housing opportunities.
Fair housing choice means that
individuals and families have the
information, opportunity, and
options to live where they choose
without unlawful discrimination
and other barriers related to race,
color, religion, sex, familial status,
national origin, disability, or other
protected characteristics.
AFFH Guidance Memorandum,
California HCD (2021)
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Palm Springs History
Palm Springs has a complex history that has shaped its development and the housing opportunities for residents. Land ownership patterns, development of the economy, race and ethnic change, discriminatory practices, and the interplay between the federal/state/local and tribal authorities have individually and collectively resulted in unique fair housing challenges today.
Historic Land Patterns2
Palm Springs land ownership patterns date to the mid -1800s. As part of the Treaty of Guadalupe Hidalgo, Mexico ceded lands that became the state of California. In 1852, the federal government segmented southern California into a grid of six-square-mile squares, called townships, and one-mile squares, called sections. In the 1860s, the U.S. government granted to Southern Pacific Railroad the odd -numbered sections for 10 m iles on either side of the railroad line to encourage development of a line to Yuma Arizona.
In 1876, President Grant established the Agua Caliente Indian Reservation and granted the even -numbered sections to the tribe.
In 1877, President Hayes expanded the Reservation to about 31,000 acres and, later, with the General Allotment Act of 1887, Congress established individual Indian ownership of land on reservations.
Previously, reservation lands were held communally by the tribal governments. In 1891, Congres s passed the Mission Indian Relief Act, which allotted land to Tribal members.
Despite these changes, opportunities for development were sparse.
Between 1891 and 1955, the federal government only allowed 5 to 25 year lease options on reservation land. These restrictions, for the most part, reduced Indian leaseholds to transient lessees, with limited ability to lease land and produce sufficient income. In 1959, President Eisenhower signed t he Equalization Ac t, order ing the equalization in value and distribution of collectively owned lands to Tribal members. That same year, the Indian Leasing Act was signed, allowing tribal members to lease their land in 99-year increments.
2 Arewen Nuttal, Section 14: The Agua Caliente Tribe’s Struggle for Sovereignty in Palm Springs California, Magazine of Smithsonian’s National Museum of the American Indian, Summer 2019 / Volume 20. No 2.
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This same legislation called for the appointment of conservators and guardians to protect Indians and their estates from "artful and designing persons” who might seek to cheat them out of their land.
However, it became known that some appointed conservators and guardians took a dvantage of them. The conservatorship program ended in 1968 after the Secretary of the Interior's Palm Springs Task Force similarly exposed it as fraudulent and corrupt. 3 Today, Palm Springs “checkerboard” land ownership reflects federal policy a century earlier. However, removal of federal legal constraints allowed the Agua Caliente Indian Reservation members to attract private investment and development on their land.
3 “Palm Springs Task Force (Cox Report). Report on the Administration of Guardianships and Conservatorships Established for Members of the Agua Caliente Band of Mission Indians, California Department of the Interior, March 1968.
Palm Springs’ land pattern has
developed into a checkerboard
reflecting the federal land use
policies more than a century ago.
As shown, tribal land is color ed
blue, allotted and leased land is
colored yellow, allotted but not
leased land is pink, and fee land is
colored green. Fee lands are
owned by private individuals.
Figure 3-8 Land Ownership Pattern in Palm Springs
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Modern History
Palm Village, as the City was called prior to incorporation, remained sparsely populated until the early 1920s, when the first residential subdivisions were recorded on tracts immediately surrounding the existing village and the resorts. The 1920s to 1930s saw gradual development of the village of Palm Springs as a budding resort and entertainment destination for the wealthy and elite, locally and nationally. As the village grew in popularity and population, it led eventually to Palm Springs’ incorporation in 1938.
World War II transformed the city into the army headquarters for the North African Offensive. Nurses were housed at the El Mirador Hotel (which later became Desert Regional Hospital); however, there was no housing for over 1,100 officers, soldiers, and civilian employees. Between 1940 and 1950, the city’s year -round population increased 123 percent from 3,334 to 7,660, with a typical winter population of about 16,000 during the season. By 1948, more than 6,000 individuals lived on the reservation.
The end of World War II resulted in a population boom in southern California and locally through the 1950s and 1960s, resulting in a demand for civic necessities such as schools, libraries, museums, a city hall , and police headquarters as well as offices, stores, and housing. Palm Springs' growth as a tourist destination a lso increased the demand for inns, resorts, and tourist attractions.
These trends spurred a demand for affordable homes , and l arge residential tracts began to be developed in the city.
From the 1970s through 1990s, Palm Springs continued to develop as a modern suburban community in the Coachella Valley.
Development of residential tracts continued, resulting in a doubling of the city’s population from 21,000 to 42,000 in just 20 years.
Supporting infrastructure, such as water and wastewater treatment, roads, and parks, were built to support the community.
In order to plan for the development of residential uses in an orderly manner, specific plans were prepared for many outlying areas.
The 2000s have seen significant change in Palm Springs. Although the city and the region were impacted by multiple recessions, Palm Springs has successfully adapted to changing economic conditions.
Palm Springs has cemented its role as a key destination point, providing a range of artistic, historic, entertainment, cultural, and residential amenities for residents and visitors of all ages.
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Contributions of Race and Ethnic Groups
Palm Springs is known for many of the original pioneers who established and developed it. However, the City’s African American, Latino, Chinese, and F ilipino communities made significant contributions to local industries and the city’s culture.4 Their lives and livelihoods were affected by the budding resort industry, migration, federal and local discriminatory policies, and urban renewal efforts and displacement effects.
Chinese, Japanese, and Filipino communities played a formative role early in Palm Springs ’ history. Chinese laborers worked on the railroads until federal policy (Chinese Exclusion Act of 1882) prohibited all immigration of Chinese l aborers.5 Chinese and Filipino immigrants worked in food preparation and services that supported many of the larger hotels. They were also employed as servants for the village’s wealthy residents and contributed to the construction of railroads connecting Palm Springs to the region.
During the early 1900s, especially during the Mexican Revolution of 1910 to 1920, many families left Mexico for work in the Coachella Valley. Though few lived in Palm Springs at that time, the greater San Gorgonio township beca me home to many Latinos who worked either for the railroad, as day laborers, or construction workers helping to construct many of the new buildings. Latinos became the primary laborers for the railroads after the Chinese Exclusion Act curtailed further employment of Chinese labor.
African Americans also shaped the history of Palm Springs.6 During the Great Depression, many African Americans from the South and Dust Bowl migrated westward, finding work in the hospitality industry. African Americans served a s housekeepers, chauffeurs, and personal attendants to the wealthy. Influential individuals, such as Lawrence Crossley, rose to prominence and were known for building housing for displaced residents, serving prominent roles on the Water District, and operating notable local businesses.
4 Context: Ethnic Minorities in Palm Springs, City of Palm Springs, Citywide Historic Context Statement & Survey Findings, Historic Resources Group, 2019.
5. https://chsa.org/wp-content/uploads/2017/05/CHSA-CAEI-ChineseExclusionAct.pdf. 6 African Americans Shaping the California Desert: Coachella Valley, KCET SoCal Focus, February 9, 2012.
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Section 14 Housing
Section 14, a small one-mile section in the heart of the city, and the events that transpired there had a profound influence on Palm Springs.7 In its early days as a desert community, Palm Springs had limited housing. Though the three main resorts offered housing for employees, many newcomers had no choice but to live in Section 14, owned by the Agua Caliente Indian Reservation . Rental
opportunities off the reservation were not available , and deed restrictions prevented nonwhites from purchasing land.
In its early days, no formal planning efforts were undertaken.
Section 14 lacked sewer, trash pickup, fire protection, and paved roads. Water and electricity services were limited, and natural gas service was nonexistent. Structures built by the lessees were scattered and built of varying materials —brick, wood, or cinder blocks. Trailers and even tents were commonplace. Shanties were common, with many residents using communal restroom facilities.
Despite its shortcomings and lack of community facilities and amenities, Section 14 became home to Palm Springs residents of different race and ethnic backgrounds, and people of low incomes, who were unable to secure housing elsewhere in the community or needed to live near their places of employment during the day.
7 Palm Springs’ Civic Leadership, Institutionalized Segregation, and Racial Bias 1958- 1966 accessed at: https://www.palmspringsca.gov/home/showpublisheddocument /78757/637553744496070000
Section 14 Housing, Courtesy Palm Springs Historical Society Item 2A - Page 112
In the 1950s, c ivic leaders began to show interest in Section 14.
Multiple plan s were laid out to develop Section 14 into the new downtown of the city, but the area was occupied by shanties. In 1951, the Bureau of Indian Affairs approved a city abatement program and eviction notices were served. Over the next 15 years, the City approved the razing of homes in Section 14.8
Eviction notices were given to residents ; however, many reported never receiving them. Allegations surfaced that homes were bulldozed and burned while residents were away at work or school.
Old Fire Department rec ords in the 1960s noted that hundreds of homes in Section 14 spontaneously burned. After a series of articles in local newspapers, a California Attorney General investigation in 1968 concluded that the events that transpired in Section 14 were “a city-engineered holocaust.”
Section 14 policies impacted the city’s race and ethnic composition.
Many African Americans, Latino s, Native Americans, and others were displaced. Without any affordable housing in the city or relocation assistance , displaced residents were on their own.
African Americans relocated to north Palm Springs or the Crossley tract. Filipinos relocated to Veteran’s Tract , while others left to Banning and Riverside. Meanwhile, many Latinos relocated to northern Palm Springs or eastern Coachella Valley.
8 The Path to Paradise: Expropriation, Exodus, and Exclusion in the Making of Palm Springs, R. M. Kray, Pacific Historical Review (2004) 73 (1): 85–126.
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Patterns of Integration and Segregation
The AFH requires that jurisdictions address any patterns of segregation that may disproportionately affect persons of protected classes. To inform this assessment, data were collected on demographic and housing characteristics to assess the presence of patterns that suggest fair housing concerns.
Household Income
Palm Springs’ median income is about $50,000 annually—less than mid Coachella Valley (La Quinta and Indian Wells), but higher than east Coachella Valley (Indio and Coachella ). Within Palm Springs, median i ncome levels vary from $25,000 (e.g., Rimrock and El Mirador) to $35,000 to $50,000 in the northwest (Desert Highlands, Mountain Gate, and Racquet Club West) and central areas (Baristo, DeMuth Park, and Sunrise Park) . Andreas Hills, Escena, and El Rancho Vista Estates have a median income topping $100,000 (Figure 3-10)
Another local dynamic is the snowbird population, that is, part-time residents who live in Palm Springs during the winter.
Neighborhoods like the Movie Colony have extremely expensive homes that cost well above the median household income of residents in those tracts. Palm Springs is known to have snowbirds who own second ho mes and therefore report income in the community where they primarily reside. Consequently, the median income of certain neighborhoods is understated.
Low to moderate income tracts (where over 51% of households earn below 50 percent of the median family income) are in three general area s—northeast ( Desert Highlands and Racquet Club West), central (Baristo, Midtown, Warm Sands, Sunrise Park), and southeast (DeMuth, Rimrock, El Dorado Palms , etc.). In these neighborhoods, 20 to 30 percent of residents live below the poverty line due to the incomes of those neighborhoods (Figure 3-11).
Median income levels v ary significantly by race and ethnic group.
Residents who identify as Asian or White earn a median income in the $50,000s. African Americans earn a median of $43,000, followed by Hispanics with $38,000. Poverty rates correspond to these income levels: White and Asian residents have a poverty rate of 16 percent; African Americans and Hispanics have a poverty rate of 26 percent. These differences are seen throughout the valley.
Homeownership rates also vary according to income as well.
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Race and Ethnicity
Today, Palm Springs has a majority of residents who identify as White, similar to the communities in the west Coachella Valley.
However, Hispanics have become the second largest group, comprising 28 percent of residents. All other groups comprise approximately 3 to 5 percent of the population. While
demographics gradually continue to change, patterns today still reflect many of the federal and local policies of the past.
While minority race and ethnic groups live throughout the city, there are certain areas where they have greater representation (50 percent plus) than their overall share of city residents (Figure 3-12).
For instance, African Americans and Hispanics are concentrated in Desert Highlands/Gateway and other areas of the city . Asians (specifically Filipinos) are concentrated in Demuth Park . These patterns are consistent with historical events surrounding Section 14 and the displacement of residents in the 1950/1960s.
Racially/Ethnically Concentrations of Poverty
Racially and ethnically concentrated areas of poverty are a fair housing concern because they are evidence of segregated living . A racially or ethnically concentrated area of poverty (R/ECAP) is an area in which 50 percent or more of the residents identifies as non- White and 40 percent or more of residents’ lives in poverty. There are no census tracts that are in or overlap with Palm Springs that qualify as a R/ECAP . The nearest R/ECAPs are directly north in Desert Hot Springs, directly east in Cathedral City, and further east in Indo, Coachella, and broader eastern Coachella Valley.
Racially/Ethnically Concentrations of Affluence
A racially or ethnically concentrated area of affluence ( or RCAA) is essentially t he opposite of a R/ECAP ; it is an area in which 80 percent or more of the population identifies as White and has a median household income that is greater than $125,000 per year.
Using this definition, no census tracts in or overlapping with Pal m Springs q ualify as a n RCAA. While certain neighborhoods have a high concentration of households who earn more than $125,000, none consist of more than 80 percent White residents. If known, RCAA’s are most likely in the wealthiest mid-valley cities.
In conclusion, though Palm Springs does not have R/ECAPs or RCAAs, its rac ial and ethnic distribution and other characteristics reflect housing policies from past generations.
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Disability
In Palm Springs, 17 percent of residents living in a home had at least one disability, which is higher than most communities in California.
Age and disability are highly correlated; the prevalence of people with a disability double from 14 percent for adults 35 to 64 years to 31 percent for adults 65 years and older. Palm Springs has the fourth highest prevalence rate of disabilities in the western Coachella Valley behind the communities of Desert Palms (23 percent), Sky Valley (22 percent), and Rancho Mirage (18 percent).
As expected, the city has the fourth highest median age in the valley.
No areas in the city have disproportionate concentrations.
The City’s approach to addressing the needs of disabled people is to assist them to live independently . The Housing Plan requires new apartments to comply with accessibility standards in the California Building Code, allow s homes to be physically adapted through reasonable accommodation process; and provide s rehabilitation grants for home accessibility improvements. The City also of fers transit services with reduced fares for disabled people. However, because people with disabilities are the most frequent ly discriminated against , the City will also work with the FHC to provide more education and training (Program HS-5.1).
Familial Status
In the Coachella Valley, 59 percent of all households are families and 41 percent are nonfamilies. Forty-five percent are married couples.
Among the subcategories, 21 percent of households are families with their own children under age 18 living at home, and 34 percent are single people living alone. Among the nine cities, Palm Springs has the lowest percent of married couple families (32 percent), the highest percentage of single person households (45%), and one of the lowest percentages of families with children (11 percent).
Though the percentage of families with children is low, there are disproportionate concentrations in two census tracts north of San Rafael and west of North Indian Canyon in the Desert
Highland/Gateway neighborhood. The other area is an
unincorporated community in the city’s sphere along SR -111. This area consists of several mobile home parks and scattered housing.
The City operates a wide range of community services for these areas from the James O. Jessie Desert Highland Unity Center.
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Disproportionate Need and Displacement Risk
This AFH assesses disproportionate housing needs to understand how some groups of residents ex perience more severe
(disproportionate) housing needs compared to other areas in the city and the region. The key issues assessed include housing overcrowding and overpayment, housing conditions, and the potential displacement associated with these conditions.
Overpayment
Housing overpayment —paying more than 30 percent of income toward housing—is widespread in California . In Coachella Valley, overpayment affects 49 percent of homeowners with a mortgage. In Palm Springs, 44 percent of homeowners overpay for housing, ranking the fourth lowest of the nine cities and is sim ilar to Indian Wells, Palm Desert, La Quinta, and Palm Desert. In the east valley, 50 to 60 percent of owners with a mortgage overpay (Figure 3-13).
Rental h ousing overpayment is also widespread in California. In Coachella Valley, rental housing overpayment affects 60 percent of all renters with the highest level of overpayment in the eastern valley (Figure 3-14). In Palm Springs, 60 percent of renters overpay for housing, which ranks the 4 th lowest of the nine cities behind La Quinta, Ran cho Mirage, and Palm Desert. Severe overpayment is more prevalent in Desert Highlands, DeMuth, and other areas due to the lower households relative to housing rents in those areas.
Overcrowding
Housing overcrowding refers to situations where a home has more than one person per habitable room. Overcrowding is not significant regionally; only 6 percent of households are affected.
Citywide, 3 percent of units are overcrowded—the third lowest rate in Coachella Valley and half the state’s average of 8 percent.
Overcrowding rates in the city vary by tenure, with only 1 percent of homeowners and 7 percent of renter households overcrowded.
However, specific neighborhoods have disproportionate crowding.
Desert Highlands /Gateway and DeMuth Park have the highest housing overcrowding rates, with renter overcrowding affecting 15 and 24 percent of households , respectively, and a 10 percent overcrowding rate among homeowner units (Figure 3-15). In these neighborhoods, the median household income is generally very low income and lends itself to greater prevalence of overcrowding.
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Housing Conditions
Safe, sound, and healthy h ousing conditions are essential to fair housing opportunity. Approximately 34 percent of the housing stock predates 1970, another 50 percent was built from 1960 to 1980, and the remaining 17 percent was built later. Most of the city’s apartments and mobile home parks were built during this period .
Typical measures of substandard–incomplete plumbing or kitchen– reveals less than 1 percent of units are affected for most cities. Age can also be an unreliable indicator as Palm Springs has a historical preservation program that encourages housing reinvestment.
While the City has not conducted a citywide housing conditions survey, a necdotal evidence suggests that housing rehabilitation need is disproportionately concentrated in certain neighborhoods.
These include the Desert Highlands/Gateway, parts of Demuth Park, and Lawrence Crossley tract. All of these areas were developed shortly following the displacement of residents from Section 14.
These areas also have a disproportionate percentage of residents with low to moderate incomes, overpayment, and/or overcrowding.
Several mobile-home parks also have units in need of rehabilitation.
In 2023, the City funded a new housing rehabilitation program. The program will be allocated $275,000 for home repairs, with grants allocated to owner-occupied housing units a nd mobile homes. The funds will be prioritized to address significant code violations, lead abatement, and issues such as electrical, HVAC, roofing, and other housing conditions. CDBG funds will be used and earmarked for very low-income households. The limit will be raised to $15,000 per unit, which could fund 20 units annually at the maximum limit.
Homes in Desert Highlands, Demuth, and Crossley neighborhoods will be eligible if the owner meets income qualifications.
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Homelessness
The Coachella Valley has seen a significance increase in the prevalence of homelessness ; the number of unsheltered homeless people increased 27 percent (450 to 554 people) from 2018–2020.
The annual count was not conducted in 2021 due to COVID. In 2020, Palm Springs re ported 189 unsheltered homeless persons, an increase from 126 people in 2018. The City’s homeless population increased further to 222 persons as of 2022. The City’s per capita homeless rate is the highest in the Coachella Valley.
Historically, Roy’s Resource Center in north Palm Springs, located in the City’s M-2 zone, was the primary point for providing emergency shelter and wrap-around services for homeless clients. However, in 2019, the County of Riverside spent $27 million to rehabilitate Roy’s Resource Center to repurpose the site into a mental health facility.
This left a gap in the available number of emergency shelter services in Palm Springs as well as the west Coachella Valley.
Palm Springs will continue to implement recommendations to address homelessness from “The Path Forward: Toward an End to Homelessness in the Coachella Valley.” T he City has developed a program, also discussed in the Housing Plan. The program includes:
• Code Revisions. Revision of codes governing the definition and permitting of emergency shelters, transitional housing, permanent supportive housing, and navigation centers.
• New Housing. Completion of the Aloe and Sunrise Vista II Apartments, which will dedicate approximately 50 units for persons who are at risk of homelessness.
• Access Center . Opened the Palm Springs Access Center.
Martha’s Village will provide c ase management and job
resources, with full wrap-around services seven days a week. • New Navigation Center. In 2021, City Council approved the project application for an 80-modular-unit navigation center on a 3.6-acre site at 3589 McCarthy Road.
• Cooling Centers . The City opened t hree seasonal warm weather/cooling centers at: 1) Highland Unity Center; 2) Demuth Community Center; and 3) the public library.
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Displacement Risk
Displacement is a term often used to describe any involuntary household move caused by landlord action, market changes, or other disruptions. Factors contributing to displacement might include: 1) increasing overpayment and overcrowding due to housing costs ; 2) significant investment or disinvestment in housing, transportation, jobs, or physical infrastructure; or 3) other local market or demographic related change.
Housing problems –overpayment and overcrowding –are often linked to greater displacement risk. Over the past three five-year censuses (2015 -2019, 2010 -2014, 2006 -2010), the prevalence of housing overcrowding has remained the same. The prevalence of overpayment has decreased by 30 percent among homeowners and increased by almost 10 percent among renter households. In 2021, the County Housing Authority launched a new program to provide financial incentives for landlords to accept vouchers.
The Coachella Valley, including Palm Springs, has seen significant market-related displacement forces due in part to the foreclosure crisis and land speculation of the 2000s, the remnants of which are still present today. More recently, as is the case statewide, the region is experiencing significant increases in housing prices, including demand fueled by out of region snowbirds seeking second homes.
However, recent rent increases have been mitigated by state law.
To provide housing security for low income residents, t he City has 1,200 publicly assisted apartments and 2,700 mobile homes that are deed restricted as affordable to lower income households.
About 300 assisted apartments are at risk of conversion to market rents by 2031. Assisted mobile home parks, while fewer in number , are not at risk of conversion until past 2050. Program HS3.5 takes proactive steps to preserve affordable housing.
Displacement risk can also be mitigated, to some extent, by maintaining rental assistance. Palm Springs has about 637 households who use housing vouchers (267 project-based vouchers and 370 tenant-based vouchers) to afford rental housing in the city.
Most tracts show 2 to 5 percent of rental units accepting vouchers.
Figure 3-19 shows the location of affordable housing in Coachella Valley, and Figure 3-20 shows the use of housing vouchers.
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Communities of Interest
Throughout this fair housing assessment, efforts have been undertaken to identify communities where greater focus is needed.
This may be required due to state mandates (e.g., SB 244 and disadvantaged unincorporated communities) or other local criteria.
Communities of interest include both unincorporated and incorporated areas which are considered disadvantaged.
Disadvantaged Unincorporated Communities
Senate Bill 244, effective in 2012, imposes requirements on cities with Disadvantaged Unincorporated Commun ities (DUC). These areas are defined as inhabited territory that includes all or a portion of a city with an annual median household income that is less than 80 percent of the statewide median. The Riverside County Local Agency Formation Commission (LAFCO) uses DUCs for municipal service reviews and sphere of influence determinations.
In 2022, t he Riverside County LAFCO identified one DUC in Palm Springs (DUC -1), the Carefree Mobilehome Park at the corner of Dillon and Indian Canyon. LAFCO identified three additional DUCs near Palm Springs, but outside its sphere-of-influence.
Disadvantaged Unincorporated Community
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Disadvantaged Incorporated Communities
During the Housing Element update, the City conducted workshops in areas of the city known to be historically disadvantaged based on disinvestment, past segregation, and housing discrimination . The three areas are: Desert Highlands/Gateway, Lawrence Crossley, and DeMuth Park tracts. As noted earlier, t he combination of rac e- restrictive covenants during the 1950 /1960s forced residents displaced from Section 14 to relocate to areas outside the city. These areas were annexed into the City several decades later.
A generalized description of each area follows.
• Desert Highlands /Gateway Estates. This area is north of San Rafael Road and west of Indian Canyon Drive . When
Section 14 was de molished, African Americans migrated to the Desert Highland Estates Tract (1951) and Gateway
Estates (1960) , where FHA low-interest loans were
available. The area was annexed in the mid-1960s. It is home to about 450 homes and is the center of the African American population and a growing Hispanic population.
• Lawrence Crossley Tract. This 20 -acre tract (1958) is bordered by 34th Avenue to the north, Martha Street to the south, the west side of Lawrence Street to the west, and the east side of Marguerite Street on to the east. The 77 -parcel development was composed of a series of modest Minimal
Traditional–style homes. Crossley intended the subdivision for African American families who were largely barred from living in other Palm Springs tracts by racial restrictions. The tract is physically isolated in southeast Palm Springs. • Veterans/DeMuth Tract. This 225-acre area is south of the airport and east of Farrell Drive. Veterans Tract includes the 96-parcel Desert Tract (1946), the 200-parcel Vista Del Cielo Tract (1946), the 54-parcel Val Vista Tract (1947), and other later tracts. This area was built for GIs returning from the war. Filipino farmers, chefs, and hotel workers established homes and, along with a Hispanic population, built a
multigenerational, multicultural community.
Figure 3 -9 on the following page illustrates the location of each neighborhood and proximity to a sample of public/community facilities and services.
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Figure 3-9 Disadvantaged Incorporated Communities
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There are also legacy fair housing issues in each of the three neighborhoods. Among others, the fair housing issues include poorer condition of housing, neighborhood quality and
disinvestment, concentrations of disproportionate burden, crime and violence, lower educational attainment, unemployment, and a need for enhanced opportunity , including wealth -building opportunities through homeownership.
Table 3 -30 summarizes the most frequently raised fair housing issue for each of the three disadvantaged neighborhoods.
Responsive programs, discussed later, are included in the Housing Plan in an effort to address many of the legacy issues cited and to improve the quality of life in these neighborhoods.
Table 3-30 Fair Housing Issues in Disadvantaged Neighborhoods Fair Housing Issue
Disadvantaged Neighborhood
Desert
Highland
Gateway
Demuth /
Veterans
Tract
Lawrence
Crossley
Housing insecurity due to disproportionate burden,
including poverty, overpayment, and overcrowding
Yes Yes Yes
Limited affordable rental housing, lack of opportunities to become a homeowner, housing at risk of conversion.
Yes Yes Yes
Need to improve the physical quality of housing units
(deferred maintenance) and property maintenance
Yes Yes Yes
Crime, violence, gangs, and/or youth delinquency in the immediate neighborhood
Yes
Limited amenities, which may include parks, grocery
stores, and health care, and poorer health conditions
Yes Yes
High unemployment, lower academic scores, and need
for employment / educational opportunity
Yes Yes Yes
Limited options for transit access to the rest of Palm
Springs and employment centers where residents work.
Direct transit access to the two major job
corridors—Ramon, Palm Canyon
Need for improvements to roadways and supporting
infrastructure (streets, lighting, sidewalks, etc.)
Yes Yes Yes
Need for stronger family support systems to support
parents and their children in school
Yes Yes
Linguistic isolation and/or limited participation in Palm Springs neighborhood organizations
Yes Yes
Source: City of Palm Springs, Stakeholder interviews, 2020/21
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Measure J Projects and Other Community Projects
In 2011, Palm Springs voters approved Measure J, a dedicated local revenue measure in the form of a 1 percent sales tax increase to maintain local community s ervices and revitalize Downtown. The sales tax was earmarked for 25 years, from 2012 to 2037. More than $60 million has been raised for local projects. The City also allocates $1 million annually for community-initiated projects.
In addition to Measure J projects, the City and nonprofits have initiated other community-based projects for these neighborhoods.
Representative projects that the City has funded that target services to Desert Highlands, Demuth Park, and Crossley are below:
Key projects benefitting disadvantaged neighborhoods include, but are not limited to, the following:
• $415,000 – Desert Highland Unity Center (2015/16)
• $250,000 – iHub Accelerator Campus (2015/16)
• $312,000 – Desert Highland Light Poles (2016/17)
• $500,000 – Demuth Park ADA projects (2016/17)
• $500,000 – Demuth Park ADA projects (2017/18)
• $2.0 mill. – Palm Canyon Ped projects (2019/20)
• $1.0 mill. – Main Library improvements (2019/2020)
• Desert Highlands mobile health van (2021)
• Desert Highland – funding for City afterschool program • Desert Highland BRAAF African American facility
• $2 million– Local match for CVAG projects
The City has several other capital projects that will improve quality of life in areas within and adjacent to disadvantaged neighborhoods.
These include improvements to community centers, new dog parks, and enhancements to playgrounds, ballfields and other amenities.
These projects are planned for completion during the housing element plann ing period, as shown in Table 3 -31. Additional improvements proposed during the housing element planning period are listed later in this chapter in Table 3-34.
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Table 3-31 Projects in/near Disadvantaged Neighborhoods Demuth and Lawrence Crossley Neighborhoods
Funding
Amount ($) Description Anticipated
Completion
Various Demuth Community Center. Several ongoing and proposed projects to bring this community center up-to-date with life-safety upgrades, while ensuring the comfort of users visiting the center. These include:
Fire alarm and sprinkler system installation (completed in 2020 under 19-14 for $131,000) Air conditioning installation and other remodel improvements, including single pane windows, doors and clearstory glazing, asbestos removal, and various minor improvements (under 19-14 for $925,000) Emergency backup generators purchase and installation (anticipated completion in 2026 under 19-26 for portion of $1,377,500 budget for various community facilities) Skylight railing and screening improvements to bring facility into compliance with CALOSHA requirements (anticipated completion in 2023 under 18-20 for approx. $10,000)
2020
2023
2026
2023
$1,450,000 Pickleball Court Expansion. A community-initiated project, this is an expansion of the current pickleball court area from the 12 existing to 12 or more additional courts. Improvements will include signage, lighting on all courts, seating areas with shade and peripheral landscape enhancements. (Project 22-24) 2024
$182,000 Playground Equipment and Shade Structures. Existing play equipment will be replaced in playground areas and new shade structures will be installed to enable use of playground equipment year-round. (Project 22-25) 2024
$4-mil. Ballpark Lighting Improvements. Originally installed in the 1950s and 1960, lighting at various ballfields will be replaced with energy efficient LED lighting and fixtures. (Project 19-28) 2024
$200,000 Soccer Park Improvements. Construction of formal soccer fields at Demuth Park to address community petition for soccer space at this park for decades. (Project 22-37) 2025
$85,000 Shade structure at Interim Dog Park. As part of the interim measures for Demuth Dog Park, a 40-foot wide shade structure will provide functional shade for visitors at the interim Demuth Dog Park. (Project 22-20) 2023
$5,000,000 Permanent Dog Park. Based on community input, the project will create small and large dog parks in unused areas of the park and include ADA parking along with landscape, seating and shaded areas. (Project 21-16) Parking Lot and Resurfacing of Existing Parking Lots. The City will build a new parking lot for two existing ballpark fields. In addition, four existing parking lots will be resurfaced. (Project 21-16) ADA Upgrades and New Restroom. ADA upgrades proposed include new sidewalks and drinking fountains to comply with current standards, a new restroom with gender neutral stalls (incl. two accommodating ADA wheelchair access) to provide facilities near the central and westerly areas of the park. (Project 21-16) 2025
$420,000 Replace Restroom Building. Development of a new a new restroom facility, bringing the new restrooms closer to the majority of park users and further away from the street frontage. The design includes five gender neutral restroom stalls, including two accommodating ADA wheelchair access. (Project 20-30) 2022
Desert Highland Neighborhood
$640,000 New Traffic Signal. After receiving numerous calls and requests about vehicle and traffic safety, the City studied the intersection where Rosa Parks Road and Indian Canyon Drive intersect for safety concerns. Based on study, the city is installing a traffic light at this location to improve resident safety. 2023
$480,000 New Restroom Facility. The Desert Highland Park was not serviced with public restrooms when the James O.
Jesse Community Center was closed, so the city initiated and built restroom facilities in 2022. The design included five gender neutral restroom stalls, including two accommodating ADA wheelchair access. 2022
$75,000 Ballfield Improvements. A new shade structure and bleachers were built behind the backstop of the ballfield.
The structure (16-ft. wide by 24-ft. long) and concrete improvements were completed in 2022 and the bleachers were added in 2023. The next phase involves addition of infield turf, anticipated for completion in 2024. 2022-2024
$73,000 Walking Paths. Resurfacing of the walking path as requested by a community-initiated application. The project will enhance accessibility, as well as safety, and encourage more foot traffic on and through the park. 2026
$72,000 Additional Exercise Equipment. Add four new pieces of exercise equipment at Desert Highland Park, as requested by community-initiated application, to promote an active and healthy amenity for park visitors. 2027
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Access to Opportunity
AB 686 requires the Assessment of Fair Housing to evaluate access to employment, schools, transit, housing mobility, and a healthy living environment throughout the city. The analysis must also assess any disparities in access to opportunity , such as further distance to jobs, proximity to hazardous environmental conditions, or limitations in the ability to move between neighborhoods.
Opportunity Map
Government Code Section 65583 (10)(A)(ii) requires the AFH to include a map of access to resources including but not limited to living-wage employment opportuni ties, good schools, quality neighborhoods, and environmental features. The California Tax Credit Allocation Committee (TCAC), with input from HCD, issues opportunity maps each year for use by local governments and funding agencies for housing planning purposes.
When the housing opportunity maps are applied in Palm Springs, key findings are summarized here and shown in Figure 3-16. • High Resource Areas . Most tracts are in high resource areas. This designation covers most of the city’s central, western, and southern area. This designation denotes areas with high levels of employment and close proximity to jobs, access to effective educational opportunities, a low
concentration of poverty , and low levels of environmental pollutants, among others.
• Moderate Resource Areas. Northern and eastern Palm
Springs are moderate resource areas. These tracts have
access to some of the same resources as the high resource areas, but have longer distances to travel to jobs, lower median home values, and fewer educational opportunities .
Certain neighborhoods in central Palm Springs likely would be classified as moderate resource areas.
• Low Resource Areas. The TCAC maps show that lower
resource areas are mor e predominant in Cathedral City, Desert Hot Springs , and communities in the eastern Valley.
However, based on neighborhood interviews and anecdotal evidence, the Desert Highlands/Gateway and Demuth Park
neighborhoods are likely low resource areas, particularly in comparison to wealthier neighborhoods in Palm Springs.
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Employment Opportunities
Having adequate and decent -paying employment is a prerequisite for residents to afford adequate housing in their community . Over the past several decades, the City has pursued significant redevelopment of its downtown to generate economic activity, increase City revenue s, and provide living-wage employment.
However, with the significant hospitality industry in Palm Springs and the wages for the available jobs, many of the employees live outside of the community and commute from the east valley.
Palm Springs residents have excellent access to job opportunities near where they live (Figure 3 -17). Nearly 45 percent of the workforce in Palm Springs lives in the city. Cathedral City to the east and Desert Hot Springs to the north have low access to jobs. Moving eastward, mid -valley cities (Palm Desert, Rancho Mirage, Indian Wells, etc.) have excellent access to jobs, but access to jobs declines moving eastward to Indio and Coachella. Currently, two-thirds of Palm Springs workforce works in Coachella Valley.
It is important to note that access to employment opportunities does not necessarily mean that residents hold living -wage jobs.
Indeed, places like Desert Highlands has the highest unemployment rates in the city and correspondingly lower household incomes.
However, the City does actively promote organizations that seek to increase the level and quality of employment and business opportunities in Palm Springs and the Coachella Valley.
The Palm Springs Innovation Hub (iHub), managed by the Coachella Valley Economic Partnership, is a State-designed business incubator funded by the city of Palm Springs, Wells Fargo Bank, and other contributors. The iHub focuses on early-stage business in the fields of renewable energy, health and medicine, and digital technology. The Palm Springs iHub also offers its Accelerator Campus, designed to mitigate start -up risks and increase the probability of business prospering and growing into the future.
In addition, the City has been lobbying for and setting aside funding for more than a decade to fund the development of a College of the Desert campus in Palm Springs. It is envisioned that the campus, when fully built, will o ffer a wide variety of employment skills and training in western Coachella Valley, including Palm Springs. The current location of the proposed site is in Central Palm Springs, which is centrally located and accessible to all neighborhoods.
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Healthy Community
Palm Springs aspires to be a city where all residents can thrive and live life to its fullest. At the same time, the City understands that creating a healthy environment requires addressing the physical, social, economic, and educational determinants of health. The City’s approach is to: a) improve the built environment; b ) ensure that sufficient health services are available; c) address social determinants of health; and d) encourage residents to adopt healthy lifestyles—all of which cumulatively improve health and well-being.
Environmental hazards , pollution, and socioeconomic conditions are known to influence the health of residents. The California Office for Environmental Health Hazard Assessment ’s CalEnviroScreen (CES) is a tool for measuring the health of a city. Most of the Coachella Valley, including Palm Springs , shows very good scores due in part to the lack of heavy -polluting industries (Figure 3-18).
However, as discussed later, the city still has neighborhoods where residents have poorer health or less access to community services.
To provide opportunities for active living, the City adopted an Active Transportation Plan (2017), Pedestrian Plan (2021), and updated Parks Master Plan (2024). Moreover, the City has long been served by health organizations . The Desert HealthCare District, t wo hospitals, four federally qualified health clinics, an Indian public health clinic, DAP Health, a mobile health clinic in Desert Highlands, and other organizations are active in the city.
Palm Springs supports a wide variety of organizations that serve residents with family services. These include, among others , the Family Health and Support Network , North Palm Springs, Filipino- American Association of Coachella Valley, and Mizell Senior Center.
In addition, the Palm Springs School District implements F amily Engagement Center s that provides family and parenting classes, adult learning and personal development, resources and referrals, and support groups for parents with special needs.
In 2023, t he City will participant with the Riverside University Health System to launch a partnership with Blue Zones. The City will work with Blue Zones on assessing how to make Palm Springs a healthier place to live, work, grow up, and grow older . Based on community engagement and national best practices, Blue Zones will provide a plan for i mproving the City’s built environment .
Information on the City’s Blue Zone initiative can be found at:
https://www.bluezones.com/activate-palm-springs/.
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Educational Opportunity
The Coachella Valley has three school districts –Palm Springs Unified (west valley) Desert Sands Unified (mid valley), and Coachella Valley Unified (east valley) Palm Springs USD serves Desert Hot Springs, Palm Springs, Cathedral City, and Rancho Mirage. In Palm Springs , there are four elementary schools, one middle school, one high school, and one alternative school.
The California Department of Education assess es the performance of local schools based on an ordinal -colored-based rating system.
Colors are assigned base d on the combination of a scores -based ranking coupled with the degree to which a school’s performance has been maintained, improved, or decline d over prior year s.
Shown below, most schools received yellow to orange rankings , except that Cielo Vista Elementary (all green rankings).
Table 3-32 Performance Levels of Palm Springs Schools
Palm Springs School
Student Profile % Subject Performance
Socio-
Disadv.
Non
White
English
Learning English Math
Cahuilla Elementary 86 85 37 Yellow Orange
Cielo Vista Charter Elem 75 85 63 Green Green
Katherine Finchy Elem 76 78 31 Yellow Yellow
Vista Del Monte Elem 93 93 51 Yellow Orange
Raymond Cree Middle 87 87 23 Yellow Yellow
Palm Springs High School 78 79 13 Yellow Green
Source: California Department of Education, 2019 (latest available). CDE lists only public schools.
Best performing Middle performing Lowest Performing
TCAC Opportunity maps show that Palm Springs’ schools generally score in the third highest of four tiers. In Palm Springs, most schools have a high percentage of students that predict a poorer level of educational achievement , including s ocioeconomic disadvantage, nonwhite students, or English learners. Valley wide, the wealthier cities (e.g., L a Quinta, Rancho Mirage, Indian Wells, Palm Desert ) score more frequently in the highe r green tier. The least wealthy cities in east valley ( Indio, Coachella, Thermal) have schools that score more frequency in the orange tiers. It should also be noted that the valley has excellent access to local community colleges and local branches of CSU and UC campuses.
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Transit Mobility
Transit opportunity (often called “transit mobility ”) refers to an individual’s ability to navigate the city and surrounding region on a daily basis to access services, employment, schools, and other resources. Indicators of transit mobility include the extent of transit routes, proximity of transit stops to affordable housing, location of routes to community amenities, and frequency of transit.
SunLine Transit Agency provides bus service in Palm Springs. Three routes run every 20 to 60 minutes, generally between 5 am and 11 pm and Monday through Sunday . Regional service through the valley is generally limited, involves lengthy delays for transfers, and is costly. Amtrak, the other regional provider offers rail service but it is limited and not affordable to most daily commuters. Sunline recently started a I-10 commuter link to San Bernardino to assist commuters with accessing the larger region. CVAG is funding a study to assess subregional needs for transit access.
Transit is also available for seniors and people with disabilities. The SunDial paratransit service provide s next-day transit service for persons who are unable to use regular SunLine service. SunDial is available within 3/4 of a mile from any local SunLine route and may be used on the same days, times, and frequency as local fixed-route service. Sunline also operates a half -fare program for seniors or persons with disabilities who ride SunLine’s fixed routes and a free training program to learn how to ride the bus system.
Though many parents choose to drive their children or let their children walk to school, the availability of school transportation can be an important service for parents. Palm Springs offers limited transit service for elementary school children. To augment school service, School Tripper buses are added to certain routes to prevent overcrowding due to an increase in student ridership. Students can use this service in addition to the fixed-route bus service.
Residents in North Palm Springs noted that transit was limited.
Routes run hourly from early morning to late evening. Although the lines run directly to major job centers on Palm Canyon/Ramon Road and health centers, residents desired more connections and routes.
Moreover, some bus stops lacked shelter or enough seating area to protect riders from exposure to heat during summer months. The City will continue to petition Sunline to address these concerns as part of the short-range transit planning process.
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Housing Mobility
For the period of 2021 -2029, t he City is providing financial assistance, land, and other assistance to facilitate the development of three affordable apartment projects in high resource areas; 60- unit Monarch Apartments for families; 71-unit Aloe at Palm Canyon for seniors ; and 61-unit Sunrise Vista II for people living with HIV/AIDS. These projects are anticipated to be ready for occupancy between 2024 and 2025, significantly improving housing options.
Housing policies can be structured to facilitate upward mobility for individuals and families while also providing a stable, secure, and safe place of residence. Housing mobility can be enhanced through:
1) production of affordable rental housing (regardless of res ource designation); 2) development of affordable single family homes on infill sites , 3) homeownership assistance among others ; and 4) affirmatively marketing of ADU and voucher options.
Looking forward, the City will increase housing mobility as follows:
• Homeownership Initiative. To improve housing mobility among minorities, the City will present a homeownership gap closure program to City Council for consideration . The City will facilitate development of infill lots in Desert Highlands through financial assistance, land sales/leases, loans, SB 9 ordinance incentives, and dedicated financial assistance to fund self-help products.
• ADU/Voucher Targets The City will target ADU production citywide and to higher resource /income areas (HRIA).
Through an affirmative marketing at community centers and posting through the ONE-PS network, the City ‘s goal is to direct 20 percent of ADU units in the HRIAs (including 50% affordable to lower income residents) and increase its
voucher use 20 percent through affirmative marketing.
• RHNA Site Targeting. The housing element identifies 10 sites (25.4 acres) within or adjacent to Section 14 which allow 640 units, of which 562 are at densities that facilitate the development of units affordable to low income residents.
To facilitate affordable housing, the City will offer and market regulatory and financial incentives (Programs HS1.2 and HS1.3) to prospective developers to assist in the
development of housing that meets low income RHNA goals.
This and other actions are included later in the housing plan. developed into a checkerboard
reflecting the federal land use
policies more than a century ago.
As shown, tribal land is colored
blue, allotted and leased land is
colored yellow, allotted but not
leased land is pink, and fee land is
colored green. Fee lands are
owned by private individuals.
developed into a checkerboard
reflecting the federal land use
policies more than a century ago.
As shown, tribal land is colored
blue, allotted and leased land is
colored yellow, allotted but not
leased land is pink, and fee land is
colored green. Fee lands are
owned by private individuals.
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Figure 3-10 Median Household Income in Palm Springs
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Figure 3-11 Low–Moderate Incomes in Palm Springs
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Figure 3-12 Racial/Ethnic Demographics in Palm Springs
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Figure 3-13 Homeowner Overpayment in Palm Springs
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Figure 3-14 Renter Overpayment in Palm Springs
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Figure 3-15 Renter Overcrowding in Palm Springs
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Figure 3-16 Housing Resource Opportunity Areas
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Figure 3-17 Jobs Proximity in Palm Springs
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Figure 3-18 Environmental Quality, Palm Springs
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Figure 3-19 Affordable Housing in the Coachella Valley
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Figure 3-20 Distribution and Use of Housing Vouchers
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Fair Housing Outreach Capacity
Palm Springs contracts with the Fair Housing Council of Riverside County (FHC) to provide fair housing and landlord/tenant services.
The FHC operates from four offices in Riverside County and has a dedicated local satellite office in Palm Springs funded by the city.
Services provided include anti -discrimination investigations, landlord and tenant mediation services, training and technical assistance, annual workshops and seminars, and discrimination audits and tests for housing accommodations.
Palm Springs complies with fair housing law regarding complaints by referring fair housing cases to the FHC, using their services to complete audits of lenders and apartment properties, and attending housing conferences to stay current on fair housing practices. The Human Rights Committee may also serve as a voluntary mediator.
Palm Springs residents also have access to services provided by HUD’s Department of Fair Housing and Equal Opportunity (FHEO), and the California Department of Fair Employment and Housing (DFEH). Complaints addressed are discussed later in this chapter.
The FHC provides a broad menu of services to residents of Riverside County and incorporated cities to promote fair housing and protect the housing rights of all individuals. With respect to outreach capacity for Palm Springs , the City’s contract calls out: 1) advertising, marketing, and publicizing the program; 2) enrolling and income qualifying at least 1,000 low/moderate income residents for new services, and 3) providing two workshops for property owners, managers, realtors, and lenders. FHC also provides all educational materials in both English and Spanish.
During the update of the 2021 -2029 housing element, the Inland Equity Partnership provided comments regarding various fair housing related issues and programs. Among others, the comments ranged from addressing historic racism discrimination,
incorporating environmental justice to the extent applicable, exploring programs that build community wealth and permanent affordable housing, expanding transit frequency and coverage, and pursuing other programs that foster more inclusive communities.
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Fair Housing Enforcement
As part of this effort, the City undertook a detailed assessment of complaints and crimes to understand the magnitude and type of fair housing issues in the community. This included: 1) traditional landlord/tenant issues based on FHCRC caseload; 2) traditional discrimination complaints filed; 3) detailed surveys from the local school district to understand attitudes among yo uth; and 4) hate crime data reported locally and to the Department of Justice.
Landlord-Tenant Issues
The Fair Housing Council of Riverside County provides data on the number and type of fair housing issues in the city. As shown in Figure 3-21, housing condition (e.g., repairs, mold, habitability) was the highest rated concern cited by Palm Springs residents. This was followed by lease/rental terms, notices, and evictions.
The passage of the T enant Protection Act of 2019/2020 protects qualified renters living in qualified projects from prohibited rent increases, unjust evictions, and evictions. Rent increases are capped at 10 percent annually for buildings older than 15 years old. FHC reports the largest category is habitability issues. Though there are many reasons for this, concern was expressed that delay in making normal repairs to rental properties will force renters to voluntarily leave their homes, allowing property owners to circumvent prohibitions in state law and increase rents.
0%
5%
10%
15%
20%
25%
Prevalance of Complaint
Housing Conditions
All else
Lease/Rental Terms
Notices
Eviction
Affordable housing
Entering Harassment
Deposits
Rent Increase
Figure 3-21 Landlord-Tenant Complaints, 2015–2020
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Housing Discrimination
FHC files housing discrimination cases when warranted. From FY 2015/16–FY 2019/20, the most common reason for alleged discrimination was mental and physical disability, accounting for 70 percent of all cases. This was followed by race/color/national origin, which comprised 15 percent of all discrimination cases. The remaining four bases —familial status, sex, sexual orientation, and others—each comprised between 3 and 5 percent of all cases.
The Department of Fair Employment and Housing a(DFEH) pursues fair housing discrimination cases, which are dual filed with HUD’s Region IX Office of Fair Housing and Equal Opportunity. DFEH records show 19 fair housing discrimination cases were filed with and accepted by HUD from Palm Springs from 2013 through 2020.
The most common alleged basis for discrimination was disability, with 13 cases (68 percent of all cases), of which the majority are for refusal of reasonable accommodation. Ra ce/ethnicity/national origin-based discrimination cases totaled 21 percent.
Among the 19 discrimination complaints filed with DFEH, 12 complaints were dismissed with a “no cause determination,” two cases were not pursued as the complainant failed to cooperate, and the remainder were resolved through successful conciliation or settlement. No inquiries or cases of discriminatory housing or housing-related actions were made against Palm Springs. 70%
15%
3% 5%
4% 3%
Disability
Race/Color/Ntl Origin
Familial/Marital
Sex
Sexual Orientation
All other
Figure 3-22 Housing Discrimination Complaints, 2015–20
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School Harassment by Bias
Learning tolerance of people of different backgrounds often starts early, at school and at home. Children and y outh learn from their parents, peers, and from society at large about how to live with others who may have different backgrounds, values, and priorities.
Overall, 28 percent of 7th graders, 25 percent of 9th graders, and 23 percent of 11 th graders experien ced harassment —which is very similar to reported rates in Riverside County as a whole.
As shown in Figure 3-23, the greatest frequency of harassment is based on race, ethnicity, and national origin. This is followed by gay and lesbian orientation, gender, religion, and disability. In addition, the prevalence of harassment declines from middle school to high school across all categories, except disability. Though they are not exhaustive in scope, these statistics provide an indication of where educational efforts can be targeted most appropriately.
Recent data reported by the California Attorney General indicates that hate crimes are increasing countywide from 27 crimes in 2018 to 40 in 2020. For Palm Springs, the number of hate crimes increased from 4 to 10 during the same period. Race/ethnicity, national origin, and sexual orientation are also the leading biases.
Figure 3-23 Prevalence of Harassment at School, 2015
0%
5%
10%
15%
20%
Race, Ethnicity,
National Origin
Gay/Lesbian or
someone thought
you were
Gender Religion Physical or mental
disaibility
7th 9th 11th
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Compliance with Fair Housing Law
Palm Springs is compliant with fair housing laws and is committed to affirmatively furthering fair housing opportunity consistent with state and federal law . Table 3 -33 provides a summary of how the City complies with state and federal fair housing law.
Table 3-33 City Compliance with Fair Housing Laws
Requirement AFH Guidebook Reference and Housing Element Reference California Fair
Employment and
Housing Act, GC
§12900 et. seq.
• FEHA prohibits discriminatory housing actions based on protected status, such as landlord eviction, discrimination, or harassment; advertisement of rental or for-sale housing; conducting real estate or financial transaction; or selection of occupancy; etc.
• Policy HS5.1 states: (The City shall) work to ensure housing opportunities are available to all without regard to protected status or another arbitrary factor. • Policy HS5.3 states: (The City shall) work to end discriminatory actions in all aspects affecting the sale, rental, or occupancy of housing based on protected status or arbitrary factor.
FEHA
Regulations, CCR.
Title 2, §§12005–
12271)
• FEHA sets forth the basic responsibilities of the fair employment and housing act that applies statewide.
• Program HS5.1 commits the City to seek to contract with a fair housing provider to address landlord-tenant issues, pursue discrimination cases, prevent evictions, and improve housing security.
GC §65008
• GC §65008 prohibits and declares as null and void various forms of discrimination against housing, including any power exercised under the Title 7, which includes general plans, zoning, subdivisions, and land uses.
Additionally, local agencies are prohibited from enacting or administering ordinances which discriminate against housing or emergency shelters because the units are to be occupied by low, moderate or middle income. • Policy HS5.1 states: (The City shall) work to ensure housing opportunities are available to all without regard to protected status or other arbitrary factors.
• Policy HS5.3 states: (The City shall) work to end discriminatory actions in all aspects affecting the sale, rental, or occupancy of housing based on protected status or arbitrary class
• Policy HS5.8 states: (The City shall) prohibit public or private land use practices, decisions, and authorizations based on protected class, including zoning laws, denials of use permits, and other actions otherwise authorized under Planning and Zoning Law, §65000 et. seq.
GC §8899.5
• The City reiterates state policy with respect to fair housing. Policy HS 5.7 states: (The City shall) continue to administer municipal programs and activities relating to housing and community development in a manner that is consistent with the obligation to affirmatively furthering fair housing.
GC §11135 et.
seq.
• PSMC §7.09.040 declares that City officials, employees, and contractors shall not discriminate against other officials, employees, contractors, and the public or engage in discrimination because of actual or perceived race, color, religion, ancestry, national origin, disability, medical condition, age, marital status, domestic partner status, sex, gender, gender identity, gender expression, or sexual orientation, or any other protected class.
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Table 3-33 City Compliance with Fair Housing Laws
Requirement AFH Guidebook Reference and Housing Element Reference Housing
Accountability Act
(GC §65589.5.)
• GC §65589.5 establishes limitations to a local government's ability to deny, reduce the density of, or make infeasible housing development projects, emergency shelters, or farmworker housing that are consistent with objective local development standards.
• The City has amended its development process and architectural (design review) process to reduce the time required to obtain project approvals and improve project certainty that will facilitate the development of new housing • The Element includes a program to allow farmworker and employee housing by right, and to draft objective development and design standards.
No-Net-Loss
(GC §65863)
• GC §65863, known as the “no net loss” provision, requires housing elements to have sufficient sites at all times during the housing element period to address each unmet income category specified by the RHNA. • The Housing Element identifies an inventory of sites to address the RHNA.
Program HS1.1 requires the maintenance and monitoring of the City’s land inventory and the rezoning of sites in accordance with GC §65863 should insufficient sites for the RHNA be imminent.
Least Cost Zoning
(GC § 65913.1)
• GC § 65913.1 requires local agencies to designate and zone sufficient vacant land for residential use with "appropriate standards to meet the housing needs of all segments of the population” and that such standards allow production of housing "at the lowest possible cost." • Program HS1.8, Zoning Code Update, is an annual program which contains actions to incorporate density bonus law, analyze parking modifications, review the cumulative impact of development standards, and adopt objective development and design guidelines per SB 330.
Excessive
subdivision
standards
(GC §65913.2.)
• GC §65913.2 restricts a jurisdiction from imposing criteria for design or imposition of standards and criteria for public improvements that would make housing development infeasible. The City’s subdivision standards were not deemed by HCD to be excessive. The PMSC allows the City Council to also waive requirement to underground utilities to facilitate affordable housing projects that are required under a DDA. The Housing Element commits to the preparation of objective and design standards.
Limitations on
growth controls
(GC §65302.8.)
• GC §65302.8 prohibits growth controls. SB 330 prohibits cities from downzoning, adopting new development standards, or changing land-use in residential and mixed-use areas if the change results in less-intensive uses UNLESS other areas are upzoned to replace the lost capacity. A city is prohibited from any growth-control measure that: limits the number of land use approvals for housing annually, caps the number of housing units that can be constructed, or limits the population of the city. • The City of Palm Springs does not implement growth control of any kind nor have policies in place that would indirectly reduce potential growth.
California Housing
Element Law
GC §65583, sub.
(c)(5), (c)(10).)
• The City’s Housing Element proposes an extensive plan for meeting the full housing needs of its community for people of all income levels, ages, levels of abilities, and protected classes to foster an inclusive community. • Special emphasis has been placed on producing one of the more far- reaching and expansive programs to not only address current discriminatory practices but remedy historic discrimination as well.
Definition of a
Family
• PSMC §91.00.10 defines family as “an individual or two (2) or more persons living together as a single housekeeping unit in a single dwelling unit. The Housing Plan (HS 1.8) commits the City to define a single housekeeping unit in accordance with state law.
Source: City of Palm Springs, 2021
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Fair Housing Issues and Contributing Factors
Through discussions with stakeholders, fair housing advocates, and this assessment of fair housing, the City identified the following fair housing issues and contributing factors.
Issue #1: Housing Production
Palm Springs is undergoing tremendous growth, with thousands of housing units in the development pipeline. The majority of units are condominiums, townhomes, and single -family residential tracts.
The lower end sales prices typically start at $600,000 or more.
Because of a lack of apartment construction, rents hav e continued to increase. Even with state rent stabilization laws in place, the prevalence of overpayment and overcrowding among Palm Springs is very high for renters, increasing the risk of displacement.
The City is implementing a wide variety of actions to increase the production of affordable housing to improve housing mobility for residents and simultaneously address disproportionate needs.
Among others, these include an accessory dwelling unit production program, completion of larger development projects (e.g., Miralon, Escena, and others listed in Chapter 4 of the housing element), and the study of an inclusionary housing ordinance among others.
Funding has long been an issue for affordable housing production.
On June 29, 2023, the City Council passed a landmark resolution that would earmark fifty (50) percent of the City’s general fund portion of its transient occupancy tax (TOT) revenue each year for the development, maintenance and operation of affordable housing programs. Estimates based on current TOT receipts are that the tax earmark w ould generate $3 .0 million annually for affordable housing. The allocation was made retroactive back to July 2022.
Issue #2: Housing Insecurity
Housing security is a critical issue for many Palm Springs residents, especially lower-moderate income and special needs households.
During the past few years, rents have risen faster than increases in income, increasing overpayment among renters. The COVID pandemic and resulting job losses has led to higher unemployment.
Looking forward, many City residents live in rent-stabilized mobile home parks and publicly assisted apartments. Several are at risk of conversion to market rents. Rental assistance and other programs are needed to allow for greater housing security.
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The City implements many programs to address housing insecurity are many. These include maintaining the long-term affordability of City affordable housing projects and the City’s allocation of housing choice vouchers . Continuance of mobile home park rent
stabilization is also essential. The City will continue to support and fund additional pro jects, many of them listed under Issue #4 that focus on me eting the needs of the City’s seniors, people with disabilities, unhoused individuals , and families with children among other groups as well.
Issue #3: Special Needs Households
Palm Springs’ mission statement affirms the City’s goal to be known as an inclu sive city—one that is exemplified by its commitment to serve its residents. As articulated in th is housing element, the City is home to special needs groups, including unhoused residents, people with a disability, families with children, seniors, and elderly residents. Each special needs group has a highly differentiated set of fair housing needs, but all of these needs are within three common areas—the availability of appropriate housing, availability of community support services, and housing assistance.
The City’s fair housing plan in the Housing Element continues to address the needs of special needs groups through the production of housing for each special need group and the provision of community services to assist members to live productive and healthy lives. As many community-based organizations (CBOs) are located in Palm Springs and have the resources to address special needs groups, the City also maintains and supports a wide range of partnerships with CBOs that serve special needs groups.
Issue #4: Bias, Discrimination, and Community Tensions
National events in 2020 (including the death of George Floyd and subsequent Black Lives Matter protests) have raised awareness of the history of racism in our nation and locally. Indeed, the National Museum of the American Indian exhibition “Section 14: The Other Palm Springs, California” in 2019/2020 raised awareness of the struggles facing the tribe over the sovereignty of its land and how Section 14 policies dislocated minorities in the 1950s/1960s.
In 2020, the Human Rights Commission conducted hearings on the urban renewal events that transpired during the 1960s and recommended a resolution for adoption by the City Council. In Item 2A - Page 153
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2020, the City Council passed Resolution No. 24792 , declaring the following regarding racism:
Systemic Racism is a Human Rights and Public Health Crisis that Results in Disparities in Family Stability, Health, and Mental Wellness, Education, Employment, Env ironmental
Justice, Economic Development, Transportation, Public
Safety, Incarceration, and Housing and Reaffirming the City Council’s Commitment to Advancing Justice, Equity,
Diversity, and Inclusion in the City of Palm Springs.
Additional related information can be found in Issue #5 regarding the legacy impacts of discrimination and disinvestment.
Issue #5: Legacy of Undeserved Neighborhoods
Palm Springs has made progress in addressing the impacts of Section 14 urban development decisi ons that severely impacted African Americans, Hispanics, Filipino, and Indigenous residents.
After further deliberation and recommendation by the Human Rights Commission, on September 30, 2021, the City Council issued a formal apology for its actions that forcibly displaced residents from their homes and neighborhoods and that created economic and other social inequities that remain today.
The City is also addressing legacy impacts in three areas: Desert Highlands/Gateway, Demuth Park/Veterans Tract, and L awrence Crossley Neighborhood . In some ca ses, investments needed are physical infrastructure—roads, sewers, parks, sidewalks, and other services. In other cases, housing conditions need to be improved. In still other cases, neighborhoods need assistance in addressing poverty, unemployment, crime, and health. Concentrating social/community services and infrastructure projects will be beneficial in increasing housing, economic, and health
opportunities for residents of these three disadvantaged areas.
Table 3-34 lists implementation actions that will have a meaningful impact in addressing fair housing issues in Palm Springs.
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Table 3-34 Priority Fair Housing Issues, Contributing Factors, and Meaningful Actions Issues +
Contributors Sample of Meaningful Actions
Geographic Targeting
and Metrics Time Frame
Issue #1: Housing Production
• Limited supply of
rental apartments
and high demand
• Limited supply of
middle income
housing
• Limited supply of
affordable rental
housing
• Clarifications
allowing a variety
of housing types
• HS1.1 Make available and monitor site inventory to
ensure no net loss in capacity and, if shortfall occurs, rezone sites per GC § 65863
• HS1.5c. Amend City’s SB9 ordinance to be more
permissive than state law, allowing larger units and
nonprofit developers to build/subdivide SB9 projects
Annual Report including
progress on ADUs
• Revised Ordinance and target 8
low income affordable units in
HRIA by 2026 + addt’l 7
affordable units by 2028.
• No later than April
1st of each year
• Ord. in 2026
• SB9 units 2028
• HS1.2 Issue regulatory concessions and financial
incentives to stimulate and incentivized the development of affordable housing per Resolution 24654
• Track the number of projects
receiving assistance
• As projects are
proposed. Report
APR every April
• HS1.7 Study feasibility and effectiveness of inclusionary housing and commercial-housing linkage ordinance. If
deemed feasible, draft ordinance for city council action. • HS1.7 If IHO or CLF program is approved, use of funds should consider strategies for affordable housing
rehabilitation, preservation, and/or new construction and prioritized to address AFH considerations or
disadvantaged communities.
• Completed draft study
• Present to City Council
• Facilitate development of 10
percent of affordable units in
HRIA or disadvantaged areas.
• 2022/23
• 2023/24
• HS1.8 Complete development code update to address
constraints; update land use designations, zones,
parking, design, and development standards
• Amended development.
standards, density bonus, &
streamlined permit ordinance
• Within one year of
adoption of the
housing element
• HS1.9 Amend zoning code to allow for housing for
homeless people, residential care facilities,
ADUS/JADUs, and employee housing
• Adopt three ordinances • 2023/2024
• HS3.6 Prioritize funding and completion of specific
housing projects that are affordable to lower- to
moderate-income and/or special needs households.
This program funds housing in disadvantaged areas.
• Build Monarch (Desert High.)
• Aloe (1 mile of Desert High.)
• Sunrise Vista II (midtown)
• 2025
• 2025
• 2025
Issue #2: Housing Opportunity, including in Higher Resource Areas • Apartment rents
are increasing
faster than income
• Mobile home
space rents rising
faster than income
• Publicly assisted
affordable rental
housing is at risk
of conversion
• Homeownership is
unattainable and
gap exists for
minority residents
• HS1.4 Develop incentives to facilitate the production of at least 40 ADUs annually; publicize program on web
and target high resource/income opportunity areas
(HRIAs are shown in Figure 3-16).
• 40 ADUs; 20% in HRIA with at
least 50% of units low income.
• If ADU assumptions in HRIA
areas do not actualize by 2025,
identify at least 2 mixed use
sites in the HRIA for rezone to
residential
• Targeted marketing flier via ONE-
PS to neighborhoods
• Annual
• 2025
• Annual
• HS3.1 Support County's rental HCV program; continue
to advocate for 637 vouchers; publicize program on
website and mail notice to apartment owners where
voucher use is lower than city average
• Secure 10% increase in total
vouchers by 2025 and another
10% increase by 2027 in HRAs
• Target marketing flier through
mailers to apartment owners
• 2025
• 2027
• Annual
• HS3.4 Maintain mobile home rent stabilization
ordinance; annually review and revise ordinance to
address contemporary concerns.
• Preserve all 4 rent-controlled
mobile home parks (900 units)
• Annual. Report on
APR every April
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HOUSING ELEMENT
Table 3-34 Priority Fair Housing Issues, Contributing Factors, and Meaningful Actions Issues +
Contributors Sample of Meaningful Actions
Geographic Targeting
and Metrics Time Frame
Continued from
prior page
• HS3.5 Strive to preserve assisted housing at risk of
conversion through monitoring, tenant notifications,
working with property owners, and technical assistance.
Preserve long-term affordability of Sunnyview Villas
• Preserve all “at risk”
projects, including the 44-
unit Sunnyview Apts - within
Desert Highlands Area
• Annual. Report on
APR every April
• By end of 2023
• HS3.7 Present homeownership gap closure program,
initiate Desert Highlands Infill program that provides
funding and land to facilitate self-help projects
• Complete Council memo
• Apply for funding
• Issue RFP for 3 sites
• Develop 6 affordable dus.
• 2024
• As RFP released
• 2024
• 2025+
• HS5.10. Target the RHNA site inventory in HRIAs for low income affordable housing. Offer regulatory and financial incentives (Programs HS1.2 and HS1.3) to prospective
developers to assist in the development of housing that addresses the unmet low income RHNA
• 25 units by 2025
• 25 units by 2028
• Area: HRIA
• 2025
• 2028
Issue #3: Special Housing Needs
• Senior population
with special needs
• HS5.3a Continue to provide and preserve a full range of housing services for senior residents in Palm Springs
• See HS2.4 (housing rehab), 3.1 (rent voucher),
See HS3.4 (rent stabilization), 3.5 (At Risk Housing)
• HS5.3b Support Mizell Center and assist the provision of health, social, transit, and other services to seniors
• No Cost Lease & funding
• Area: Sunrise Park -
citywide
• Annually
• HS5.3c Seek opportunities to expand the amount of
affordable senior housing through new development
• Build Aloe Apts (71 du), 1
mile so. of Desert Highlands
• End of 2025
• Diverse residents
with range of
disabilities
• HS5.4a Support and seek opportunities, as feasible, to expand a variety of housing types for disabled people
• Build Sunrise Vista II (61 du)
• Area: Central Palm Springs
• End of 2024
• HS 5.4c Review and revise zoning codes and
administrative regulations to improve access to housing for people with disabilities (e.g., residential care)
• Amend PSMC to remove
constraints to housing and
residential care facilities
• 2023/2024
• HS 5.4g Review, amend as needed and implement the
City’s ADA Transition Plan; implement improvements
• Improve ADA access
• 9 intersections on city roads
& Demuth Park projects
• Annual
• By 2023/2024
• Largest homeless
population in
Coachella Valley
• HS5.5a. Seek and earmark state and federal funds to
provide services, housing, and support for homeless people • Apply as NOFAs become
available
• Annually
• HS5.5c. Amend PSMC to remove code constraints to
accommodating housing for homeless people
• Adopt ordinance to remove
gov’t constraint
• By mid-2024
• HS5.5d. Fund, administer, and complete development of projects to house homeless people in Palm Springs
• Build 80-bed Nav. Center in
Desert Highland; serve 250
clients/yr
• By mid-2024
• Families have
difficulty obtaining
and maintaining
housing and
require additional
support services
• HS5.6a. Continue to provide and expand housing
opportunities through the construction of housing
affordable and suitable for families
• Build Monarch Apt (60 du)
• Area: Desert Highlands
• By 2025
• HS5.6b. Support and fund services for families, including early childcare/literacy, tutoring/ afterschool, and
recreational services to youth and children
• Hire Coordinator
• Serve 500 youth (Literacy),
incl. 100 in Desert Highlands
• 2023/2024
• Annually
• H5.6c. Continue to pursue efforts to improve housing
security by supporting housing vouchers, rent stabilization, and preservation of affordable housing
• See programs 3.1, 3.4, and
3.5 metrics and locations
noted above under Issue #2
• Annually
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Table 3-34 Priority Fair Housing Issues, Contributing Factors, and Meaningful Actions Issues Sample of Meaningful Actions Metrics Timeframe
Issue #4: Bias, Discrimination, and Community Tensions
• Impact of
historic
discrimination
• Race/ethnic
tensions
• School bullying
& violence
• Hate crimes
• Incidents of fair
housing
violation
• HS5.1a. Contract with local fair housing providers to perform a wide range of educational, advocacy, and mediation
services
• Average 750 landlord-tenant
and 20 fair housing issues.
• Area: Citywide
• Annually
• HS5.1b Promote improved relations; civic peace; understand- ing; and acceptance, respect, and participation of all persons • Quarterly meeting with at least
25 people/ event; Area: Citywide
• Annual
• HS5.1e Continue to hold community forums, observances, and educational venues to improve community relations and appreciation of the diversity of Palm Springs
• At least 3 events, with at least
50 people/event - Area: Citywide
• Annual
• HS5.1f. Conduct training and education to the public, property owners, and tenants, focusing on key issues to each audience • At least 2 workshops, with at
least 25 people/event; Citywide
• Annual
• HS5.1g. Provide stats on tenant-landlord issues, testing, training and education, discrimination cases, hate crimes, and school violence to HRC
• Monitor hate crime, school
violence, fair housing, and
produce annual summary
• 90 days after
City’s APR
Issue #5: Underserved Neighborhoods
• Neighborhood
services and
engagement
• Survey the physical condition and aesthetics of each
neighborhood and neighborhood plan for improvements
• Engage at least 66% of
households in DM, DH, and LC
to assess needs and priorities.
• Prepare website/social media
• Mid-2024
• Assist in developing website presence for the Demuth / Veterans Tract and Lawrence Crossley neighborhoods.
• End of 2024
• Affirmatively market City programs in each neighborhood and at Unity Center, Demuth Park, and Leisure Center.
• Prepare, post and distribute
fliers at each location
• Annual
• Elevated
violence, crime
and juvenile
delinquency
• HS2.9a Implement Neighborhood Watch programs to hear
concerns and develop solutions to local issues. Survey
Demuth and Crossley regarding safety concerns.
• Survey reaching 75% of hhlds. If
Watch Program established,
annually hold meetings
• Mid 2024
• Annual
• HS2.9b Implement grants and programs to reduce violence and crime in Desert Highland and San Rafael neighborhoods. • Implement $2.0 million CalVIP
grant.
• 2023-2025
• HS2.9c Investigate implementing Crime Free Multi-Housing in multiunit housing and mobile home parks
• Feasibility Study • End of 2024
• Need for both
educational +
employment
opportunities
• HS5.6b Provide early childhood literacy and after-school homework programs, focusing on youth in DM, DH, and LC. • Hire Coordinator
• Serve up to 100 children
• End of 2024
• Annual
• HS2.10c Implement community workforce agreement that
targets hiring disadvantaged residents for public work projects.
Coordinate notification of DM, LC, and DH via of ONE-PS. • 30% of all hours on eligible
public works projects of $1M+
• Notify at least 66% residents
• As projects
implemented
• HS2.10b: Prepare broadband master plan that also focuses on improvements for disadvantaged communities, including Desert Highlands, DeMuth, and Lawrence Crossley tracts
• Prepare Master Plan
• Include improvements in the
annual CIP
• End of 2024
• End of 2025
• Infrastructure
Investment
Needs
• HS2.8c: Identify and complete bicycle improvements citywide and within disadvantaged or underserved neighborhoods.
• Complete five projects within or
adjacent to DM, DH, or LC.
• Implement Table 3-31 for all DH,
DM, and LC-related projects
• Complete 4 gardens/4 wellness
center at Cahuilla, Cree, PSHS.
• End of 2029
• One by 2026
• End of 2025
• By 2024/25
• HS2.8b: Prioritize park, street, sidewalk, landscaping, and other improvements that serve disadvantaged neighborhoods Desert Highlands (DH), Demuth (DM), and Crossley (LC)
• HS2.8c: Improve health and wellness program at local
schools; complete school wellness center and gardens
• HS2.4 Restart housing rehab program, increase grant to $15,000/du, prioritize VLI households and disadvantaged areas via affirmatively marketing to targeted areas
• 24 du/yr, 25% to DM, DH, LC –
• market with targeted fliers
• Annual
• Annual
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HOUSING PRODUCTION NEEDS
This section summarizes the City’s share of the region’s need for housing, the land available to accommodate that need, and the various financial and administrative resources that the City can leverage to address its housing production needs.
REGIONAL HOU SING NEEDS
The regional housing needs mandate is one of the more
fundamental mandates required of every city in California. The State Legislature has stated that the availability of housing is of vital statewide importance, as is the early attainment of decent housing and a suitable living environment for every Californian. Therefore, HCD is required to develop housing needs projections for every region in California, including the region presided over by the Southern California Association of Governments (SCAG).
SCAG is responsible for assigning minimum housing planning goals for each jurisdiction in southern California. SCAG considers specific planning factors, but is allowed to develop a tailored model for the region. SCAG’s model considers the availability of land, adequacy of infrastructure and services, market demand for housing, fair housing, employment and transit, local population growth estimates, and many other housing and planning factors.
The context for housing planning in California has dramatically changed since the last RHNA and housing element cycle in 2014. At that time, California was emerging from a housing recession , and the economic effects were particularly prominent in the Coachella Valley. Just years earlier, foreclosures w ere at all -time highs , and housing production was at its lowest in decades. Palm Springs was assigned a RHNA of only 272 units for the 2013-2021 period.
For this planning period, the SCAG region has been allocated at least
1.3 million housing units to be planned for between 2021 and 2029.
This is 300 percent higher than the approximately 400,000 units required in the previous planning period. The high allocation is the result of underproduction of housing in the region , rapidly increasing housing prices and rents, and increasing levels of housing overpayment among residents. As a result, cities across the region are facing unprecedented housing planning goals.
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Table 3 -35 summarizes the City of Pa lm Springs’ RHNA for the 2021-2029 housing element planning period.
Table 3-35 Palm Springs RHNA, 2021–2029
Household Income
Levels
Definition (Percent of
County MFI) Total Units
Percent of
Units
Extremely Low Less than 30% 272 10.5%
Very Low 31% to 50% 273 10.5%
Low 51% to 80% 408 16%
Moderate 81% to 120% 461 18%
Above Moderate Over 120% 1,143 45%
Total 2,557 100%
Source: Southern California Association of Governments, 2020.
Local governments are required to plan for their share of the region’s housing need , and State law holds them responsible for ensuring that housing is planned commensurate with the total assigned need for each affordability category. However, state law does not require a city to build housing; that is the responsibility of the building industry.
Instead, local governments can obtain credit toward meeting their RHNA target in four ways.
◆ Housing Production. Housing units built and occupied
(received a certificate of occupancy) after the planning period for the housing element begins on July 1, 2021.
◆ Planned Production. Housing units proposed for construction that have been or will be approved and built during the planning period, from July 2021 to October 2029.
◆ Available Land. Designation of vacant and underutilized sites with zoning, development standards, services, and public facilities in place so that housing could be built.
◆ Alternative Credits. Qualified projects that involve the rehabilitation, preservation, and conversion of nonaffordable units to affordable units, subject to conditions.
The following section describes how the City will address the RHNA through the use of the first three options.
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HOUSING ELEMENT
REGIONAL HOUSING NEEDS CREDITS
This section describes the City’s strategy f or meetings its housing planning and production goals under the RHNA based on planned, approved, entitled, or under-construction residential projects, including production of accessory dwelling units.
Housing Production
Palm Springs has approved and entitled significant residential projects that will be built and receive their certificate of occupancy after July 1, 2021, during the 6th cycle housing element period. Key projects are summarized in Table 3-36. The table is f ollowed by descriptions of key market rate and affordable housing projects that are projected to be counted toward the 6th cycle RHNA.
Table 3-36 Credits Toward the 2021–2029 RHNA
Projects
Housing Characteristics Affordability Level
Type Units Afford. Basis
+ Escena SFR + Condos 245 Above Mod Market Price
+ Canyon View SFR 80 Above Mod Market Price
+ Palermo Phase 2 Condominiums 88 Moderate Phase 1 Prices + Cody Place Live Work/Condos 105 Above Mod Market Price + Elan SFR + Condos 81 Above Mod Market Price
+ Living Out Snr Apartments 122 Above Mod Market Price
+ Serena Park SFRs 386 Above Mod Market Price
+ Desert Palisades SFR 128 Above Mod Market Price
+ Vibrante/Lumen Condominiums 41 Above Mod Market Price + Miralon-Woodbridge SFR 95 Above Mod Market Price
+ Miralon-Condos Condominiums 153 Above Mod Market Price + Miralon-Gallery SFR 50 Above Mod Market Price
+ Miralon-Aura SFR 70 Above Mod Market Price
+ Miralon-Remainder SFR + Condos 782 Above Mod Market Price + Virgin Hotel site Condominiums 45 Above Mod Market Price + Tahquitz Hermosa SFR 46 Above Mod Market Price
+ Monarch Apartments 60 Lower Deed Restriction
+ Sunrise Vista Apartments 61 Lower Deed Restriction
+ Aloe Apartments 71 Lower Deed Restriction
Source: City of Palm Springs, 2020.
Notes:
Affordability level based on analysis in Table 3-10.
+ Lower: refers to homes selling at prices from $189,000–$290,000 or rents of $790–$1,350 per month. + Moderate: refers to homes selling at prices of $290,000–$380,000 or rents of $1,350–$2,100 per month. + Above Mod: refers to homes selling at prices above $380,000 or rents exceeding $2,100 per month.
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Escena Palm Springs
The Escena development was originally approved as Palm Springs Classic in 1994 with a mix of residential , hotel /hospitality, golf course, office/retail, and other land uses. The project was acquired by Lennar Communities and developed into a master planned community covering 450 acr es and with 550 single-family homes.
The centerpiece of the project is a top-ten-ranked public golf course for the community. As of July 2021, approximately two-thirds of the residential component of the project is fully developed.
As of the beginning of the 2021-2029 housing element period, 245 homes remain to be developed. The development also allows additional accessory dwelling units. Toll Brothers received approval to build 90 units in 2021. The sales prices start at $600,000, which are affordable to above moderate income households. The project could accommodate additional residential units in the future depending on whether the districts are eventually proposed for housing as opposed to commercial, retail, and hospitality uses. Until that time, the h ousing element projects buildout of 245 units with any additional units to be credited to the 7th cycle RHNA.
Escena Palm Springs
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HOUSING ELEMENT
Miralon Project
The Miralon project consists of 300 acres in northern Palm Springs.
The project includes 752 single-family and 398 multifamily homes, an amenity center, and open spaces consisting of a mix of recreational trails, dog parks, community gardens, and sustainable landscaping/orchards. Of particular note, more than 300 acres will replace a former 18 -hole golf course and include working olive gardens, community gardens , and trails. When complete, Miralon will be one of the largest agrihoods in the nation.
Three builders —Christopher Homes, Woodbridge Homes , and Gallery Homes —are approved to proceed wit h construction. The Miralon condo project of 153 units has also received entitlements.
These homes will range in size from 1,800 to 2,200 square feet. The entry level prices will start in the low $600,000s, and are affordable to above moderate income households. Taken together, 208 single- family units and 153 condos are in the pipeline.
The Miralon site is completely graded and ready for development.
The project will proceed in two general phases of development .
Phase 1 has commenced and will result in 400 plus housing units.
Phase 2 will commence in the middle of the planning period. The entire Miralon project is anticipated to build out by 2029.
Miralon project
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Section 14 Specific Plan Area
Section 14 encompasses one of the oldest area s in Palm Springs, dating back to well before its incorporation. Today, Section 14 contains a wide mix of hotel, retail, office, restaurant, open space, entertainment/cultural uses, and institutional land uses. Section 14 is anchored by the Agua Caliente Indian Reservation Cultural Center.
In Section 14, the most prominent land use is residential, including three affordable apartment projects. Multiple family condos and apartments are built at a density of 6 to 30 units per acre.
Specifically, the Section 14 Specific Plan is intended to:
◆ Maximize and coordinate the development potential of Indian Trust and fee lands in Section 14.
◆ Ensure compatibility with existing, proposed, and planned development in the downtown area.
◆ Provide a flexible development frame work that responds to changing market conditions.
◆ Encourage the revitalization of existing uses and as well as the development of new ones.
◆ Plan for infrastructure (streets and utilities) to support the proposed land uses.
• Encourage high -quality developmen t, architecture, and landscape continuity, independent of ownership.
Current residential projects approved for construction include the Tahquitz Hermosa, a 46-unit single-family housing project on Tribal Trust land. Multiple-family developments are also forthcoming.
Living Out, a 122 -unit senior apartment project on fee land , was approved for development in 2020. As mentioned above, three affordable projects have been built in Section 14—Pacific Palms (fee land), Rancheria del Sol (fee land), and La Ventana (allottee land).
Looking forward for the 2021 -2029 planning period, a dditional residential uses are proposed for Section 14, including market rate and affordable projects. The land inventory in this chapter identifies vacant housing sites to address the low and moderate income categories of the 2021-2029 RHNA. However, should vacant sites in Section 14 be developed for uses or at a lower density than those indicated within the land inventory, the City has identif ied other sites in accordance with the SB 166 no-net loss requirements.
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Additional Major Developments
Serena Park
Serena Park is a proposed residential development of 386 homes on 156 acres of land in northern Palm Springs . Now renamed Serena Park, the project repurposes the former Palm Springs Country Club golf course —an abandoned golf course that encircles existing residential neighborhoods. Three residential products are offered—1,950- to 2,500-square-foot estate homes, 1,650- to 1,900- square-foot residences, and condos from 1,350 to 1,500 square feet.
Each of the single -family homes comes with the option of a casita.
New home prices expected to start at $600,000 and are affordable only to above moderate income households.
Desert Palisades
Desert Palisades is a proposed subdivision of custom home sites on roughly 100 acres in the Chino Cone area. The property is in Planning Area 4 of the Environ mentally Sensitive Areas –Specific Plan (ESA -SP) zone. The project site is bounded by the westerly extension of Racquet Club Road to the north, Tram Way to the northwest/west, two existing reservoirs and the Little Tuscany tracts to the east , and the San Ja cinto Mountains to the south. This proposed project is a gated community of 110 units on 100 acres maintaining a density of just over 1 dwelling unit per acre. Each home site is sold to an individual homeowner for development.
Desert Palisades, Kappe and Lockyer Home
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Monarch Apartments
Community Housing Opportunities Corporation is proposing a 60 - unit affordable housing project consisting of 28 one -bedroom, 16 two-bedroom, and 16 three -bedroom units. In 2019, City Council agreed to sell a 3.6 -acre site for the project . The Disposition and Development Agreement (DDA) includes a loan agreement for $2,640,000, which includes donated land ($840,000) and fee waivers ($800,000). Total project costs are anticipated to be $29.7 million. The County has committed $500,000 in HOME funds , HCD committed $11.2 million in Multifamily Housing funds , and the project recently received a reservation of tax credits. When built, the project will provide: 7 extremely low, 24 very low, and 28 low income units. The total development cost per unit is $489,000.
Aloe at Palm Canyon
West Hollywood Community Hou sing Corporation is proposing a 71-unit apartment project that is affordable to low er-income seniors. The complex would feature free on-site support services for all residents, provided by DAP Health. A 3,000- to 4,000-square-foot space is also proposed for commercial or a community room . The project will provide 32 housing units affordable to very low income households, 37 units affordable to low income households, and 2 market rate units. The City will assist the project by providing $1.0 million in land and $2.4 million in State Housing, Homeless Assistance and Prevention funds . Of the 71 units, 25 will be dedicated to individuals at risk of or experiencing homelessness.
The total development cost per unit is $498,000. This residential project has been approved for development.
Sunrise Vista II
DAP Health owns a campus of sites at Vista Chino/Sunrise Way from which it provides housing, health, and social services to people with HIV/AIDS. Included is the 80 -unit Sunrise Vista Project. DAP received approval to its PD No. 281 to expand its facilities by 18,500 square feet and develop an additional 61 special needs apartments, of which 29 units are for those at risk of homelessness. Upon completion, the project would provide 23 extremely low and 37 very low income housing units for persons living with HIV/AIDS.
The City has committed to financially assist the project by providing $3.6 million in HHAP funds. The total cost per unit is $453,000. This residential project has been approved for development.
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HOUSING ELEMENT
Accessory Dwelling Units
Palm Springs has long encouraged the production of accessory dwelling units (ADUs) as an affordable housing option . Currently, there are hundreds of ADUs throughout the city. During the 5 th cycle housing element planning period, an estimated 150 units were permitted. ADUs range from traditional detached guest houses on larger lots to modern container units in backyards.
Municipal Code Provisions
The PSMC defines an ADU as an attached or detached dwelling that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary home. An ADU also includes an efficiency unit or a manufactured home as defined in state law. A Junior ADU means a unit that: a) is no more than 500 square feet in size, b) contained entirely in an existing or proposed single -family home, c) includes its own separate sanitation facilities or shares sanitation facilities with a single-family structure, and d) includes an efficiency kitchen.
State law has been amended to encourage the production of ADUs.
In concert with these changes, the PSMC has been amended several times to mirror state law. The City’s last code revisions (Ordinance Nos. 2023) were made in 2020. The PSMC Section 93.23.14 allows ADUs to be permitted in three primary ways:
• Option 1: Building Permit Only. This option applies when the ADU complies with specific criteria, including being located on a single family lot, is a limited detached unit on a single-family lot, is a unit converted on a multifamily lot, or a limited detached unit on a multifamily lot.
• Option 2: ADU Permit . ADUs that do not meet Option 1 criteria require the approval of an ADU permit in addition to a building permit. Option 2 ADUs must conform to general standards in the PSMC ; however, they are still permitted ministerially without discretionary review or hearing.
• Option 3: Nonconforming ADU + Discretionary
Approval. Any proposed ADU or JADU that does not satisfy the requirements of Options 1 and 2 may be allowed by the City upon approval of a conditional use permit in accordance with the requirements of PSMC Section 94.02.00.
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ADU Production
Palm Springs has seen a st eady increase in the number of ADUs applications. Prior to recent changes in state law, approximately 12 ADUs applications were approved annually. When SB 1069 went into effect January 1, 2017, the City began to see increased interest in ADUs, with an average of 20 units applications approved annually.
With changes in state law effective in 2019, ADU applications increased to 37 units per year, and further to 52 units in 2020.
Looking closely at the trends, each type of ADUs has increased in number–ADUs, casitas, and most recently JADUs. Part of this trend is due to changes in state law from 2018 -2020. However, in 2020, the City also adopted regulatory and financial incentives (such as reduced or eliminated impact fees) to encourage ADU production.
While the pandemic and resulting changes in building costs put a damper on the market, it is expected that ADU permits will rebound.
Figure 3-24 shows the number of ADUs permitted from 2015-2020.
Later in this chapter, estimate for future production levels will be made for credit toward the 2021-2029 RHNA.
Figure 3-24 ADUs Approved in Palm Springs, 2015–2020
0 10
20 30
40 50
60 2015 2016 2017 2018 2019 2020
Number of ADUs
JADU
Casita
ADU
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HOUSING ELEMENT
ADU Rents and Affordability
In 2020, the City surveyed ADUs listed on Shoppok and Craigslist to determine the asking rent for these units in Palm Springs . The survey lasted four months, from May–August 2020. Shown in Table 3-37, about 60 percent of listed ADUs are affordable to lower income households–higher than the 43 percent estimated by SCAG.
This does not include units set aside where no rent is charged.
Table 3-37 Accessory Dwelling Unit Rent Survey, 2020
Ad #
Unit Characteristics Unit Rent Levels
Sq. Ft Bd/Ba Kitchen Rent Utilities
Affordable
Level
1 N/A 1+1 Y $1,125 No Moderate
2 N/A 1+1 N $600 No Very Low
3 500 1+1 Y $1,250 Incl Moderate
4 450 1+1 Y $1,200 Incl Moderate
5 N/A 1+1 N $1,200 Incl Moderate
6 1000 1+1 Y $1,050 $250 Low
7 400 1+1 N $800 Incl Low
8 N/A 1+1 N $1,200 No Moderate
9 N/A 1+1 N $975 Incl Low
10 N/A 1+1 Y $950 Incl Low
11 650 1+1 Y $1,300 Incl Moderate
12 N/A 1+1 Y $1,100 Incl Moderate
13 500 1+1 Y $1,125 $75 Moderate
14 N/A 1+1 N $900 Incl Low
15 N/A 1+1 Y $700 Incl Low
16 550 1+1 Y $850 Incl Low
17 225 1+1 N $800 Incl Low
18 N/A 1+1 Y $600 Incl Very Low
19 N/A 1+1 Y $925 No Low
20 300 1+1 Y $950 Incl Low
21 840 1+1 Y $1,900 No Above Mod
22 250 1+1 Y $700 Incl Very Low
23 N/A 1+1 N $650 Incl Very Low
24 300 1+1 N $925 Incl Low
25 N/A 1+1 Y $1,200 $100 Moderate
Sources: Shoppok; Craigslist, https://palmsprings.craigslist.org/.
Note:
1. Housing affordability is based on the Riverside County household income limits in 2020 as determined by the California HCD. Housing affordability is calculated as total rent that does not exceed 30 percent of monthly income for a one-person household. Consistent with SCAG’s methodology, utilities are not included in the calculation of affordability.
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ADU Credit Toward the 2021–2029 RHNA
The credit sought for ADUs for the 2021 -2029 housing element planning period is based on the current rent levels for ADUs in Palm Springs and the projected number of units to be built. The following rationale leads to estimates shown in Table 3-38.
• Rent Affordability. The City assum ed rent distribution for ADUs was derived by averaging the results of SCAG’s survey of ADUs in the Inland Empire with a more localized survey conducted by the City of Palm Springs. While future rent levels are uncertain, an average is reasonable.
• Historical Trend. From 2018-2020, the City’s ADU program yielded 37 applications and 32 building permits annually, resulting in a lower end estimate of 300 units from 2021-29.
However, after 2015, ADU applications increased sevenfold, jumping immediately after changes in state or local codes.
Thus, a safe harbor approach (3-year average) appears low. • Future Trend. While the historic al sevenfold increase will not be sustained, the City does assume that ADU activity will increase as homeowners realize the advantages of ADUs and the pandemic wanes. It is assumed that 60 ADUs will be built annually from 2021 to 2029 (total 500 units ). The Housing Plan contains specific actions to increase ADU production. • The City is estimating that 500 ADUs will be built during the 2021-2029 period. While that is significantly higher than the safe harbor approach, the gap translates into only 2 ADUs more per mont h over the period. The City’s planned
incentives (e.g., fee waivers, public outreach, and
prestamped design plans) should bridge that gap.
Table 3-38 Accessory Dwelling Unit Projections 2021-2029 Income
Level
Affordability Estimate Unit Projections
SCAG City Average Safe Harbor City Estimate
Very Low 22.7% 27.6% 25.1% 75 126
Low 34.8% 37.9% 36.4% 109 182
Moderate 34.8% 31.0% 32.9% 99 165
Above Mod 7.7% 3.4% 5.6% 17 28
Total 100% 100% 100% 300 500
Sources: City of Palm Springs ADU survey, SCAG ADU survey.
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LAND INVENTOR Y FOR HOUSING
The second primary way to address the RHNA is designating sites that are zoned for new housing at the appropriate densities. Since approved residential projects providing housing affordable to households earning above moderate income exceed the RHNA target, this section provides an assessment focused on higher density sites that address the lower and moderate income RHNA.
Land Inventory Assumptions
An inventory of land was undertaken to identify suitable sites for housing commensurate with the 2021 -2029 RHNA. The land inventory was refined with the following assumptions.
◆ Only vacant sites were considered. Underutilized sites require further analysis based on market potential for
recycling to more intense residential uses and were omitted. ◆ Potential housing sites must have or could readily obtain adequate sewer, water, and dry utility infrastructures to accommodate the production of new housing.
◆ Sites for affordable housing were limited to at least two acres in size to facilitate the development of apartments most competitive for grants.
◆ Sites with a general plan designation of medium or high density, which can accommodate housing projects affordable to moderate and lower income households.
◆ Vacant and underutilized sites used in the prior 2014-2021 cycle or two consecutive housing elements were excluded from the 2021-2029 element.
◆ Mixed-use sites were excluded from the site inventory due to the unique financing arrangements that often accompany
such uses unless intent of development was known.
◆ Tribal Trust lands were excluded because land use and permitting authority belong to the Agua Caliente Indian Reservation.
Taken together, the above filters ensured that the remaining sites are the candidates for new residential development in the 2021 - 2029 housing element planning period.
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Methodology for Estimating Development Capacity
The City has met its above moderate income RHNA requirement.
Substantial portions of the lower -moderate income requirement have been addressed through approved projects that are under construction or have received entitlements. ADU forecasts also project the number of units likely to be built based on past trends .
The remaining unmet need is for low and moderate income units.
In planning for the unmet RHNA, several assumptions were made about sites needed to facilitate low and moderate income housing. ◆ Adequacy of Density. As discussed in Chapter 3 , Table 3-26 showed that affordable housing projects can be built on sites at densities ranging from 13 to 21 du/ac and even higher densities if desired. The site inventory was conservative and credits R-3 and R-4 zones as adequate for affordable housing. ◆ Realistic Capacity. Development capacity is assumed at 75 percent of maximum allowed density. Given that small
multiple family projects on lots of less than one acre have been built at maximum density (549 and 563 El Placer), the realistic capacity assumption on R-2 lots is realistic. The City has included a program to revise height/story standards to allow for maximum density on R3 and R4 (Program HS1.8). ◆ Lot Size. Lots that are one acre or smaller are assigned to the moderate income category; lots two acres or larger are
assigned to lower income category. Lower income projects could still be built on one-acre sites . However, larger lots would yield larger projects that would be more competitive for state funds.
◆ Site Suitability. All housing sites, existing and those to be rezoned/upzoned, were reviewed and approved by the
Affordable Housing Committee, Planning Commi ssion,
General Plan Advisory Committee, and City Council. The Tribe reviewed sites, density, and development assumptions. All sites have adequate access to infrastructure and services.
Table 3 -39 summarizes the remaining sites that are zoned at densities that can accommodate low and moderate income housing.
Also included are the approved affordable housing projects that will be built during the 2021 -2029 planning period. Figure 3-25 maps the location of each site identified in Table 3-39.
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Table 3-39 Low-Moderate Income Sites: 2021–2029 RHNA
Site
Property Characteristics3 Ownership2 RHNA Credit3
APN GP Zone
Density
Range
Assumed
Density1 Acres
Env+Infr
Constraint Nos. Type Units Afford.
Sites with Adequate Zoning
1 508-086-003 HDR HR 15-30 25 2.0 None 1 Allotted 50 Low 2 508-092-006 HDR HR 15-30 25 1.0 None 1 Allotted 24 Mod 3 508-110-019 HDR HR 15-30 25 3.1 None 1 Allotted 79 Low 4 508-110-053 HDR HR 15-30 25 5.2 None 1 Allotted 131 Low 5 508-093-001 HDR HR 15-30 25 2.1 None 1 Allotted 53 Low 6 508-093-007 HDR HR 15-30 25 4.0 None 1 Allotted 99 Low 7 508-087-008 HDR HR 15-30 25 2.0 None 1 Allotted 51 Low 8 508-093-012 HDR HR 15-30 25 1.5 None 1 Allotted 38 Mod 9 508-093-010 HDR HR 15-30 25 0.6 None 1 Allotted 16 Mod 10 501-101-029 MDR R2 6-15 13 3.4 None 1 Allotted 44 Mod 11 669-420-012 MDR R2 6-15 13 0.5 None 1 Private 7 Mod
669-420-011 MDR R2 6-15 13 3.5 None 1 Private 46 Mod
669-420-014 MDR R2 6-15 13 1.0 None 1 Private 13 Mod
12 513-280-005 HDR R3 15-30 25 3.9 None 1 Allotted 99 Low 13 504-260-004 MDR R2 6-15 13 0.4 None 1 Private 5 Mod 504-260-005 MDR R2 6-15 13 0.4 None 1 Private 6 Mod
14 504-250-003 MDR R2 6-15 13 0.56 None
Sole
owner
Private 4 Mod
504-250-004 MDR R2 6-15 13 1.81 None Private 5 Mod
504-260-001 MDR R2 6-15 13 0.29 None Private 7 Mod
504-260-002 MDR R2 6-15 13 0.35 None Private 24 Mod
504-260-003 MDR R2 6-15 13 0.24 None Private 3 Mod
504-260-006 MDR R2 6-15 13 0.28 None Private 4 Mod
504-260-007 MDR R2 6-15 13 0.27 None Private 3 Mod
504-260-008 MDR R2 6-15 13 0.27 None Private 3 Mod
504-260-009 MDR R2 6-15 13 0.27 None Private 3 Mod
504-260-011 MDR R2 6-15 13 0.22 None Private 3 Mod
504-260-012 MDR R2 6-15 13 0.25 None Private 3 Mod
504-260-015 MDR R2 6-15 13 0.26 None Private 2 Mod
504-260-016 MDR R2 6-15 13 0.26 None Private 3 Mod
504-260-020 MDR R2 6-15 13 1.27 None Private 3 Mod
504-260-028 MDR R2 6-15 13 0.35 None Private 3 Mod
504-260-032 MDR R2 6-15 13 0.24 None Private 16 Mod
504-260-033 MDR R2 6-15 13 0.32 None Private 4 Mod
504-260-034 MDR R2 6-15 13 0.21 None Private 3 Mod
Sites to Be Rezoned
15 504-270-005 to 008 HDR C1/R2 to R3 15-30 25 4.0 None 1 Private 100 Low 16 504-270-001 to 003 HDR R1 to R3 15-30 25 1.5 None 2 Private 37 Mod Notes: 1. Development capacity is assumed to be 75 percent of maximum allowable density. The Housing Plan contains a commitment to use the administrative minor exception process to ensure that 75-80% of development capacity is allowed in the R-3 and R-4 zones.
2. Allotted: The Tribe retains sovereign land use authority over Allotted Trust lands; however, per agreement between the Tribe and the City, these lands are subject to the same development standards and regulation as other land in the city.
It should be noted that the City cannot approve or deny a housing project based on its actual or projected affordability. The City must at all times have sufficient sites to meet the unmet portion of the RHNA. If sites are developed with housing that is affordable to a different income level or at a lower density, the City is required to find replacement sites or have adequate remaining capacity that would accommodate the unmet need by RHNA income level.
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Figure 3-25 Housing Opportunity Sites
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Potential Impact on Fair Housing
State law requires the housing element to analyze whether the sites improve or exacerbate each of the fair housing issue areas including segregation and integration, racially and ethnically concentrated areas of poverty and affluence, access to opportunity in the community, and disproportionate housing needs including displacement risk. This section addresses this requirement.
In order to meet the lower and moderate income targets of the 2021-2029 RHNA, the Housing Element proposes the redesignation of 16 sites encompassing 40 parcels . These sites would accommodate 677 lower and 318 moderate income units. These sites are located in three areas–Racquet Club West , Baristo neighborhoods, and citywide. A description of each area follows:
• Racquet Club West. This neighborhood is located in north Palm Springs just south of Desert Highlands. It is considered a moderate resource neighborhood with a predominance of Hispanic residents with lower incomes. The housing sites proposed for rezoning or accommodating new residential
development could accommodate 240 moderate income and
115 lower income units.
• Baristo Neighborhood. This neighborhood is in Section 14, in the historic core of Palm Springs . The neighborhood is considered a high resource neighborhood, with a mix of
vacant and developed sites, predominantly White, and with residents of generally lower incomes. T he housing sites in this area could accommodate 78 moderate and 562 lower
income units, although that includes a significant buffer. • All Neighborhoods. The City proposes the development of 500 new accessory dwelling units based on existing trends .
Unlike prior sites, ADUs would be accommodate d citywide, in all neighborhoods where residential uses are permitted.
New ADUs would be built throughout the City in new and
existing residential developments. Approximately 60
percent of ADUs would be affordable at lower income rents.
In assessing the impact on fair housing, both the location and magnitude of new housing units must be considered. That said, the modest number of units for each area would not be expected to exacerbate or detract existing conditions in each neighborhood.
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Table 3-40 provide a summary of each fair housing topic and the projected impact of new housing sites in each neighborhood.
Table 3-40 Assessment of Fair Housing Implications of Sites Topic Racquet Club Neighborhood Baristo Neighborhood
Integration and
Segregation and
Disproportional
Impact on groups
• Racquet Club is not considered
segregated by race/ethnicity, but it
has a lower median income and
high levels of overpayment.
• New lower-moderate income
housing would provide a greater
balance of housing, and provide
more affordable options.
• Baristo is not considered segregated
by race/ethnicity according to TCAC,
but it has a lower median income
and high levels of overpayment.
• New lower-moderate income
housing would provide a greater
balance of housing, and provide
more affordable options.
Access to Transit
Opportunity
• Racquet Club is well served by
local transit, with routes running
along all the boundaries of the area
and connections to SR-111
• New housing would not significantly
impact or detract from existing
service levels provided by transit
but should bolster ridership.
• Baristo is well served by local transit,
with routes running along all the
boundaries of the area and
connections to SR-111
• New housing would not significantly
impact or detract from existing
service levels provided by transit but
should bolster ridership.
Employment
Opportunities
• Racquet Club is in the fourth
highest of five tiers of access to
employment locally and via transit.
• New residents would be near job
centers, contributing to less
unemployment, and would spur
economic revitalization.
• Baristo is in the fifth highest of five
tiers of access to employment
opportunities locally and via transit.
• New residents would be near job
centers, contributing to less
unemployment, and would spur
economic revitalization.
Educational
Opportunities
• Racquet Club children would attend
Finchy ES + Raymond Cree MS.
Schools are located adjacent to
existing neighborhoods.
• New housing would not detract
from educational levels as impact
fees would be charged for any
needed facility improvements.
• Baristo children would attend
Cahuilla ES + Raymond Cree MS.
Schools are located adjacent to
existing neighborhoods.
• New housing would not detract from
educational levels as impact fees
would be charged for any needed
facility improvements.
Housing Mobility • Racquet Club neighborhood is well
established with older single-family
homes, but limited multifamily units.
• New multiple-family development,
both apartments and condos, would
offer attainable and quality housing,
thus improving housing mobility.
• Baristo neighborhood is well
established with older apartments
and many condo developments.
• New multiple-family development, in
particular affordable apartments,
offers attainable and quality housing,
thus improving housing mobility.
Environmental
Health
• Racquet Club neighborhood is not
located in a disadvantaged
community according to
CALEnviroScreen or LAFCO.
• New housing would not place
individuals or families near
environmental hazards.
• The Baristo neighborhood is not
located in a disadvantaged
community according to
CALEnviroScreen or LAFCO.
• New housing would not place
individuals or families near
environmental hazards.
Source: PlaceWorks, 2021
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Summary of RHNA and Adequate Sites
Table 3-41 summarizes the 2021-2029 RHNA, credits for approved projects that are underway, and vacant housing sites. As described below, the City can satisfy its RHNA by i ncome category and has identified vacant land for rezoning that will provide an additional buffer to address SB 166 no-net loss requirements.
• Above-Moderate Income. Due to significant number of single family and condominium projects underway, the City can
meet its entire above moderate-income goal for the RHNA. • Moderate Income. Accessory dwelling units, approved
projects, and current ly zoned sites together address the moderate-income goal for the RHNA.
• Lower Income. Approved housing projects, accessory
dwelling units, currently zoned sites, and sites to be rezoned exceed the lower-income goal of the RHNA.
Additional sites are being proposed for rezoning to increase the buffer and help secure a pro -housing designation. However, rezoning is not required to meet the City’s 2021-2029 RHNA.
Table 3-41 Strategy to Address the 2021–2029 RHNA
Housing Affordability Levels
Housing Credits Lower1 Moderate Above Total
Regional Housing Needs 953 461 1,143 2,557
+ Approved Projects 192 88 2,429 2,709
+ Accessory Dwellings 308 165 28 500
+ Currently Zoned Vacant Sites 562 293 -0- 855
Deficit w/o Rezoning -109 -85 -1,314
+ Sites to be Rezoned 100 37 -0-
Remaining Need after rezoning -209 -122 -1,314
Source: City of Palm Springs, 2020.
Notes:
1. The City’s lower income requirement for the 2021-2029 shown above includes three income groups:
extremely low (273 units), very low (272 units), and low income (408 units) allocations.
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Provisions for Emergency Shelters
The City has been active in providing for its homeless residents. In 2021, the City Council approved the application for an 80-modular- unit navigation center on a 3.6-acre site at 3589 McCarthy Road. The project is funded by $16 million in HomeKey funds, $ 7 million in County ARPA funds, $5.5 million in IEHP funds, and $3 million in City funds. The Center will offer a continuum of care of services that offer a safe, stable, and healing environment that leads to a permanent home. Martha’s Village and Kitchen will operate the Center and provide or coordinate the provision of a mix of services, including on -site access to social services, behavioral health services, medical/dental services, and workforce development.
The City has funded two affordable housing projects (Aloe and Sunrise Vista II) that will be built over the next several years.
Housing units that will be dedicated to people who are homeless or at risk of homelessness include: 25 of the 71 units at the Aloe housing project and 29 of the 61 units a t DAP’s Sunrise Vista II.
These projects are fully funded and moving forward to completion.
Taken together , these projects will add 54 units of permanent supportive housing to the City’s inventory of affordable housing.
As of January 2023, the City had an unmet need of 239 beds. The three projects in the pipeline above will provide 134 units for homeless residents. Upon completion, this reduces the unmet need to house a total of 105 homeless people in Palm Springs.
Navigation Site Plan (as of February 2023)
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As required by State law, the City allows emergency shelters as a by right use in the M -2 zone, located in North Palm Springs near the intersection of Indian Canyon Drive and I -10 freeway. In the prior housing element, the City zoned a part of the M-2 Zone for shelters.
This area was home to the former Roy’s Service Center. Recovery Intn’l now provides permanent supportive housing for 25 residents, an outpatient full -service clinic (a specialty mental health clinic), and a 92-bed augmented adult residential care facility.
The M-2 zone currently has 42 vacant sites that comprise 46 acres of land. The land is suitable for shelters. Although the M-2 zone is not directly served by transit, RI provides special transit for its clients. The area is not adjacent t o industrial uses that generate unhabitable conditions. The M -2 Zone has a Cannabis Cultivation Overlay, but the City ’s strict permit requirements avoid adverse impacts. County Social Services offices are 4 miles northeast and the CV Housing First hub leases space at Indian Avenue @ Dillon Road.
With an estimated unmet need of 239 beds for homeless residents, the above two residential projects and navigation center project will address 134 beds, leaving only 105 beds needed. The City has more than adequate land needed to address the unmet need. At 200 square feet per unit, the City would need 0.60 acres of vacant land.
As denoted on the aerial, the City will amend the general plan and zoning code (See red stars on graphic) and Program HS5.5 to rezone and redesignate up to 9.1 acres in the M-2 zone to allow residential uses and emergency shelters by right to comply with AB 2339.
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Site Suitability
Environmental issues that may impact future development of housing include seismic hazards, biological resources, drainage and flooding concerns , high fire hazards and water and sewer infrastructure. It should be noted that all the sites designated to address the City’s RHNA are free from environmental constraints that would preclude t he construction of housing needed to accommodate the full RHNA.
Seismic Concerns
Palm Springs is in an area of high seismic activity dominated by northwest-trending faults of every type. Palm Springs’ proximity to major fault zones subjects the area to su rface rupture, ground shaking, and ground failure. Structures in Palm Springs must be designed to withstand seismic events , and the City has adopted amendments to the building code to address unique and localized seismic issues. However, all cities in the Coachella Valley have the same concerns and must be designed to the same seismic safety standards. Palm Springs regulat ions are no more stringent than those for other communities, thus the cost of improvements does not place Palm Springs at a competitive d isadvantage that would deter the construction of housing for a range of income levels.
Biological Resources
The Coachella Valley Multiple Species Habitat Conservation Plan (CV-MSHCP), implemented by Palm Springs and other agencies, is a habitat conservation plan designed to ensure the conservation and long-term protection of biological resources, except for Reservation land that is subject to the Tribal Habitat Conservation Plan (THCP).
The CV-MSHCP and THCP preserve the foothills and mountain areas where development is constrained by topography, and conserves lands nearby and similar in character that provide valuable habitat.
To address habitat conservation, projects in one of the CV-MSHCP’s “Conservation Areas” (generally hillsides and open desert) are subject to mitigation fees, additional review, and limits on the amount and location of development. However, as the City has screened out sites that are constrained by habitat conservation, the MSHCP and THCP will not constrain the development of housing that is needed to address the 2021-2029 RHNA. As discussed in this chapter, the City has identified sufficient sites to fully accommodate the RHNA and its affordability requirements.
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Drainage and Flooding
Many parts of the greater Palm Springs area may be subject to flooding, due to flash flooding, urban flooding (storm drain failure/infrastructure breakdown), river channel overflow, downstream flooding, etc. Storm-induced flooding can occur along the San Gorgonio River, Whitewater River, and other drainages that extend across the city. FEMA has identified 100- and 500-year flood zones along major waterways. These include the Whitewater and San Gorgonio River floo dplains and along Snow Creek, Blaisdell Creek, Chino Creek, Palm Canyon Wash, and Tahquitz Creek.
Major flood control structures include levees along the Whitewater River, the Chino Canyon Channel, and Palm Canyon Wash. The levee between Palm Canyon Wash and Gene Autry Trail protects northern Palm Springs from 100 - and 500 -year flooding from Chino Creek and the Whitewater Channel. The Palm Canyon Wash levee directs flows from Palm Canyon and Arenas Canyon northeastward to the Tahquitz Creek. It provides 100-year storm protection on the north side of the channel down to Tahquitz Creek and Whitewater River.
Palm Springs ’s f loodplain management ordinance requires approved mitigation of flood risks prior to housing development.
Very High Fire Severity Zone
Relatively few wildland fires have occurred in the urbanized areas of Palm Springs within the past ten years. However, between 1980 and 1994, four very large wildfires occurred in the San Jacinto Mountains and foothills along the western border of Palm Spr ings and its sphere of influence. Only one small area in northwest Palm Springs and its Sphere is a State Responsibility Area (SRA). CAL FIRE has primary responsibility for fire protection in this area. The Forest Service and Bureau of Land Management prov ide fire suppression in remaining wildland areas in and near Palm Springs.
Within Palm Springs city limits, the western and southwestern portions of the city, specifically the neighborhoods along the foothills and canyon mouths, are the most susceptible t o wildfire.
Also susceptible to wildfire are areas with more vegetation, such as in the lower canyon reaches draining the San Jacinto Mountains, including Tachevah Canyon, Tahquitz Creek, Andreas Canyon, and Palm Canyon, where water may be more plentiful. None of the sites designated for low and moderate income housing are within the very high fire severity zones in Palm Springs.
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Water and Sewer Infrastructure
Desert Water Agency (DWA) supplies water to Palm Springs. The City’s backbone water infrastructure is generally in place, and upgrades of water mains are made as needed. For a large master - planned development, the developer may be required to provide backbone improvements up front as a condition of approval.
However, for smaller tracts the developer is usually required to provide on -site improvements only . Fees are also assessed for different zones in the city to account for elevation and water needs.
The Section 14 Specific Plan area is expected to accommodate an additional 2,682 homes, 1,070 hotel rooms, and 1.4 million square feet of commercial building floor area. The Section 14 plan projects an additional annual daily water demand of 1.7 million gallons per day (mgd) and maximum average demand of 3.4 mgd. Currently, the Section 14 Specific Plan indicates that “existing water facilities are adequate to serve the existing conditions and can provide adequate domestic service to new development throughout the section.” The City’s wastewater treatment plant (W WTP) has a current treatment capacity of 10.9 mgd. The City continues to implement a capital improvement plan f or the WWTP to focus on major capital projects that will replace aging equipment and improve processes .
According to the WTP permit (R7 -2017-0013), the quantity of wastewater treated had declined to 5.9 mgd in 2016, well below capacity. Meanwhile, recycled water use had increased to 4.5 mgd in 2016. The wastewater flows of the additional increment of housing needed to address the RHNA can easily be accommodated.
In accordance with Government Code 65589.7, the City is required to immediately submit a copy of the element to area water and sewer providers. Each water and sewer provider must adopt written policies and procedures to grant a priority for services to proposed developments that include housing affordable to lower income households. The law also prohibits water and sewer providers from denying, conditioning the approval, or reducing the amount of service for an application for affordable low income housing, unless specific written findings are made.
The City complies with all regulatory requirements for water and service provision and consulted with DWA on this update to the General Plan . The DWA is responsible for adopting policies that prioritize the provision of water and sewer service accordingly.
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Alternative Energy
Palm Springs has long been committed to alternative energy technologies, such as wind energy, cogeneration, and solar energy.
Given 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. DWA has developed water recycling and treatment plants to conserve this resource. The City is active in promoting sustainable development in order to conserve water, electricity, and natural gas as well as to reduce waste generation.
Desert Community Energy offers alternative clean energy options to residents, helping the City achieve its 2020 GHG reduction goal.
Palm Springs is committed to furthering this environmental ethic in the development and rehabilitation of housing and neighborhoods.
Taken together, all of the housing sites identified to address the City’s RHNA have in place adequate water, sewer, and dry utilities, or have plans in place for the timely construction of such infrastructure. Therefore, the availability of infrastructure, utilities, and services are not a constraint to the development of housing.
Dry Utilities
Dry utilities typically cover cable, electric, telephone, nat ural gas, television, fiber optics, and others. Dry utilities are provided by the Gas Company, Southern California Edison, Frontier, and Spectrum.
Services are fee based and not a constraint to housing development.
Certain dry utilities (e.g., street light ing) may be installed by the City; in other cases, a developer may install them as a condition of approval. In some cases, assessment districts can be provided by larger developments (e.g., Mountain Gate, Villas, 48@ Baristo) or through a public street lighting and parkway maintenance district.
Disparities in a ccess to broadband service have received more attention in recent years . Research has shown that less access to broadband services decreases educational outcomes among lower income residents and can impede business productivity as well .
According to the Public Utilities Commission’s broadband service mapping project (2023), much of central north, west, and south are served by broadband. The unserved areas are scattered and include:
1) uninhabited areas in the northwest city along State Route 111; 2) a patchwork of locations in the City center, and 3) Demuth Park, Lawrence Crossley, and small portions south of Desert Highlands.
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Figure 3-26 Broadband Availability
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IMPLEMENTATION RESOURCES
This section describes the City’s administrative and financial resources to assist in the development, rehabilitation, preservation, and management of affordable housing projects and programs.
Administrative Resources
Palm Springs contracts with nonprofit entities for their administrative and managerial capacities to further housing and community development activities. These include the following.
Coachella Valley Housing Coalition
Palm Springs has had a long relationship with CVHC, including the construction of affordable housing projects (Coyote Run I and II). In addition, in the 1990s the City and former CRA collaborated with CVHC on self -help housing in the Desert Highland neighborhood, totaling approximately 11 units. Most recently, the former CRA helped CVHC construct nine self -help homes in Palm Springs. CVC built the Rosa Gardens project and is also assisting with the D AP Health proposed development, Vista Sunrise II.
Coachella Valley Association of Governments
The City work s with CVAG on a variet y of issues to address homelessness. In 2018, CVAG and its member agencies established a Coachella Valley Collaborative to End Homelessness. Work undertaken and supported by this regional effort was instrumental in supporting a one -time, $10 million grant to Palm Springs to implement a wide range of initiatives to end homelessness. In 2020, the Palm Springs City Council adopted a Housing First Strategy to assist in reducing homelessness in the community.
Special Needs Service Organizations
Palm Springs also relies on nonprofit organizations to provide services for people with special needs. This includes Catholic Charities and Jewish Family Services of San Diego (homeless services), Desert AID (people living with HIV/AIDS), senior services (Mizell Senior Center), Fair Housing Council of Riverside County, and many other public and nonprofit organizations. Nonprofit organizations (such as CARE) provide human and social services to residents of Palm Springs Pointe. Other nonprofits serve the city’s affordable family and senior housing communities.
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City Agencies Responsible for Implementation
Palm Springs’ fair housing goals, policies, and actions are implemented at multiple levels. Among others, primary individuals and agencies responsible for fair housing include:
◆ Human Rights Commission (HRC). The HRC is a nine -
member commission whose responsibility is to promote
improved relations; civic peace; intergroup understanding; and acceptance, respect, and participation of all persons in the communi ty. Responsibilities include developing
educational materials and community education forums, and investigating and mediating instances of discrimination of groups or individuals. A separate committee also addresses fair housing/accessibility issues.
◆ Community Economic and Development Department.
City offices are responsible for administering a broad range of programs , ranging from planning the future of the City ; receiving and processing applications for new development; attracting, assisting , and retainin g businesses; encouraging the production and preservation of affordable housing; and allocating state and federal funds to benefit the city. ◆ Housing Authority of Riverside County . The Housing
Authority oversees the Section 8 Rental Assistance Program in Palm Springs. There is no public housing in the city. Section 8 recipients receive a briefing package that includes
information on fair housing laws, rights and responsibilities, and contact information if a tenant has a complaint. If a tenant has a fair housing issue, they are referred to the Fair Housing Council of Riverside County.
◆ Fair Housing Council. Palm Springs contracts with the Fair Housing Council of Riverside County (FHCRC) to provide fair housing and landlord/tenant services. The FHCRC operates four offices countywide, with a local office in Palm Springs.
Services provided by the FHCRC include antidiscrimination investigations, landlord/tenant mediation services, training and technical assistance, workshops and seminars, and
housing discriminatio n audits and tests. Newer services include foreclosure and eviction prevention as well.
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Financial Resources
The City receives its housing-related funds from a variety of public and private sources. In addition, the City may receive larger one - time grants f rom public or private agencies. Common sources of funding are described briefly below.
Community Development Block Grants
The City receives federal and state funding for a range of housing and community development activities. The main federal source of funding is Community Development Block Grants (CDBG) . Each year, HUD provides the City of Palm Springs with an allocation of $450,000 for a wide range of housing and community development activities. Federal law requires such funds to be spent on programs benefiting very low and low income households. Major expenditure categories include public facilities and improvement, public services, economic development, and program administration.
Low Income Housing Tax Credits
The LIHTC program is the largest source of federal and state funds used by the development community to finance the construction and rehabilitation of low -income affordable rental housing . The California Tax Credit Allocation Committee is responsible for reviewing projects an d allocating federal and state tax credits to qualified projects. The committee verifies that the developer meets all the requirements of the program and ensures the continued affordability and habitability of the projects for 55 years. Nine of the City’s affordable rental apartment projects have been financed through the issuance of low income housing tax credits.
Other State and Local Funds
Affordable housing activities require an ar ray of funding sources, and there are many p ublic, private, and nonprofi t partners who provide funding for affordable housing projects in Palm Springs .
Funds available for affordable housing include Mobile Home Park Resident Ownership funds, California Housing Finance Agency, Mortgage Revenue Bonds, City General Funds, California
Department of Housing and Community Development funds, and California Community Housing Agency (CALCHA) bond funds. The City also uses State Housing, Homeless Assistance and Prevention (HHAP) funds. The City has allocated 6 million in HHAP funds to support the Vista Sunrise II and Aloe at Palm Canyon projects.
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PROGRAM EVALUATION
This section analyzes the effectiveness of the existing housing element; the appropriateness of goals, objectives, and policies; and the progress in implementing programs for the previous housing element planning period.
QUANTIFIED OBJECTIVES
Palm Springs has been known for its continued commitment to meeting the full range of its housing needs. The 2014-2021 housing element assisted the City in complying with California’s housing laws and implement ing the priorities for housing Palm Springs residents. The housing element featured four primary goals:
◆ Goal 1. Facilitate a broad range of housing types, prices, and opportunities to address current and future housing needs in the community.
◆ Goal 2. Foster a high quality of life and vibrant neighborhoods through the preservation and improvement of housing a nd provision of community services.
◆ Goal 3. Facilitate and encourage a broad range of rental and ownership opportunities for people with special housing needs within Palm Springs.
◆ Goal 4. Fulfill the City’s housing needs while protecting the natural enviro nment and resources and promoting an
environmentally sustainable ethic.
The 2014 -2021 housing element included a series of goals and policies that were intended to be implemented by 18 action items.
The element also set forth quantified objectives for the construction, preservation, and rehabilitation of housing.
The following section provides a high -level overview of progress toward each objective followed by a detailed review of each program, specific actions, progress toward meeting the action, and appropriateness of inclusion in the 2021-2029 housing element.
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Housing Construction
Palm Springs’ RHNA for the 2014-2021 planning period was 272 housing units. Of th is total, the affordability requirement was 63 units affordable for very lo w-income households, 43 units for low income households, 50 units for moderate income households, and 116 units for above moderate-income households.
Based on market surveys from Redfin of housing units sold , the housing element annual progress report, an d City staff interviews, the following progress was made between 2014 and 2019:
◆ Single-Family Homes. The City permitted approximately 987 single -family homes over the planning period. T hese homes ranged from $500,000 to well over $1 million and
were affordable to above moderate-income households.
◆ Condominiums and Townhomes . Developers built 65
condominiums and townhomes. The majority of units sold for prices ranging from $400,000 to $60 0,000 and were
therefore affordable to above moderate-income households. ◆ Accessory Units . The City issued building permits for 132 casitas, gu est houses, and accessory units. These units are 400 to 1,000 square feet and for year-round occupancy. An estimated 50 percent of the units are affordable to low- and 50 percent are affordable to moderate-income households. ◆ Micro Homes. Sixty “micro” homes were built since 2017 at the Palm Canyon Mobile Club, and 40 more are set for delivery (100 total). The majority sold for under $180,0 00 and are affordable to low-income households.
◆ Affordable Apartments . The City has also approve d the application and development plans for a variety of affordable housing projects, specific plans , and other residential projects. Funding applications were later secured.
Taken together, these constructed units should be sufficient to fully address the City’s entire very low, low, and moderate income RHNA for the 2014-2021 housing element planning period. The City is one of the few in southern California that has been successful in fully completing its regional housing needs allocation. The annual progress reports will need to be updated to reflect this success.
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Housing Preservation
The 2014-2021 Housing Element contained programs to preserve affordable housing projects that were at risk of conversion. Specific actions were to continue to support efforts to preserve the Pacific Palms, Tahquitz Court, Coyote Run, Palos Verdes, Racquet Club, and Calle de Carlos Apartment projects. The City also committed to use, where feasible, financial resources to restructure federally assisted projects and preserve the affordability of their affordable units.
Though the City did not have available financial resources to assist federally subsidized projects during the 5th cycle housing element period, nonprofit organizations and developers initiated efforts to preserve the following projects:
◆ In 2014, Rancheria Housing Partners secured a 4 percent low income housing tax credit to rehabilitate and deed restrict this 75-unit project for 55 years, until 2069.
◆ In 2020, the Pacific Palms Apartments will receive low income housing tax credits for the rehabilitation of 140 units and extension of affordability controls for 55 years.
◆ In 2022, Sunnyview Villas applied for and received a recommendation from TCAC for tax credits that will allow the project to be preserved for another 50 years.
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Housing Rehabilitation
The City offer s a grant program for homeowners to make repairs.
The program offers financial assistance for minor routine home maintenance, emergency repairs, accessibility modifications , and code violations of health and safety concerns to the livable areas of the residence. The City may also work with mobile home trailer owners, condominium owners, and single-family homeowners. The need for housing rehabilitation has varied significantly over time, reaching a height during the foreclosure crisis in the early 2010s.
The City provides CDBG funding of $15,000 annually, allocated into 10 grants of $1,500. Mostly, the City has averaged between 5 and 10 grants annually. In addition, in past ye ars, the City periodically assisted mobile home parks with park improvements and offer ed deed-restricted affordable projects additional funds for property repairs. These types of improvements help ed to improve or maintain living conditions for all Palm Spring residents.
Nonprofit agencies like Habitat for Humanity provide home repairs.
Habitat’s “Brush for Kindness Program ” has served approximately 25 lower income homeowners in 2020. Habitat for Humanity assists Palm Springs residents with roofing, painting, electrical, plumbing, landscape maintenance, and other services. Services are often provided by volunteers with financial assistance from public agencies. New funding sources will need to be secured to continue.
Habitat for Humanity housing rehabilitation projects.
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Special Needs
The City has a substantial population with special needs and therefore set forth a goal to facilitate and encourage a broad range of rental and ownership opportunities for people with special housing needs. Progress during the 2014-2021 period includes:
◆ Seniors Housing . During the 5 th cycle, t he City approved housing projects for seniors. The City approved a 122 -unit senior apartment project that will be built during the 6 th cycle housing element period. Th e City also continue d to provide rehabilitation g rants to seniors and support the preservation of the many senior mobile home parks. Finally, the City supported nonprofits providing senior services. ◆ Disabled Residents. During the 5th cycle, the City approved ordinances, housing projects, and capital impr ovements to facilitate housing for disabled people. The City adopted a reasonable accommodation ordinance and is planning on
code amendments for residential care facilities. The City also implemented ADA accessibility projects specified in its Transition P lan. The City also approved the DAP project , which provides rental housing for people with HIV/AIDS. ◆ Homelessness. The City received a $10 million state grant to address homelessness in the community. While the proposed motel conversion to an SRO was not successful (the court declared bankruptcy on the property ), the City is using the funds at the proposed DAP and Aloe projects. The City also reopened a new drop-in homeless day center at the boxing club and opened a cooling center at a local church.
◆ Families. The City was successful in developing an ordinance to provide financial incentives to multiple -family housing developers who propose new housing. The City also assisted in financing the proposed Monarch Apartments, which will be home to lower -income families, large families, and female- headed families with children. Assistance to families was also provided with CDBG funds.
Taken together, the City made substantial progress in meeting the needs of its low income and special needs groups. However, the City will need to continue advancing forward with code amendments, programs, services, and new housing for each special need group.
Fair housing opportunity will also need to be addressed.
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Summary of Efforts
Palm Springs succeeded in achieving most of i ts quantified objectives for the 2014-2021 housing element, although the goals were met in different ways than originally intended. The following text and Table 3 -42 summarize the progress based on the annual progress report and additional information from City program staff. ◆ Housing construction goals were almost achieved, but not for lower-income units. However, three affordable projects were approved and will be built in 2021-2029.
◆ Housing preservation goals were met due to nonprofit
developers securing tax credits and other public funds to preserve three projects at risk of conversion.
◆ Housing rehabilitation and repair objectives were achieved through the City’s CDBG and Habitat for Humanity programs.
Additional units were rehabilitated in affordable projects.
Table 3-42 Progress Meeting Housing Element Objectives
Goals and Progress
Housing Affordability Levels
Lower Moderate Above Total
Goals
New Construction 106 50 116 272
Preservation 100 -0- -0- 100
Rehabilitation 100 -0- -0- 100
Progress
New Construction1 10 35 1,112 1,157
Preservation2 260 -0- -0- 260
Rehabilitation3 500 -0- -0- 500
Source: City of Palm Springs, 2020, based on 2014-2019 Annual Progress Reports.
Notes
1. Progress toward new construction goals refers to permits issued. Additional projects may have been approved and are working toward the building permit stage.
2. Progress toward preservation goals refers to nonprofit agency-initiated preservation of apartments which receive public subsidies in return for affordability controls.
3. Progress toward rehabilitation goals refers to grants and loans issued by the City of Palm Springs.
Progress does not include home repairs undertaken by other homeowners.
PROGRAM EVALUATION
Table 3-43 records accomplishments of each housing program and evaluates the program and its appropriateness for the 6th cycle.
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Table 3-43 Progress Toward Housing Element Programs
Housing Programs Progress to Date Evaluation
HS1.1 Provide for Adequate Sites
• Maintain an inventory and map of sites
available for residential development and
provide at the front counter upon request.
• Action not completed this cycle—deferred
until after adoption of the housing element
and finalization of land inventory.
• Complete program after adoption of 2021-
2029 Housing Element. Maintain adequate
sites to comply with SB 166 “No Net Loss.”
• Amend zoning code to redefine accessory
units, remove conditional use permit
requirement, and make development
standards consistent with state law.
• Ordinance No. 1981 removed the CUP req.
and made other changes to ensure
consistency with state law. Ordinance No.
2023 implemented the latest (J)ADU
standards that took effect January 1, 2020.
• Continue to implementation for 2021-2029
to encourage future development of
accessory units.
• Update the Zoning Code Map to make
properties in Table 3-20 consistent with the
General Plan Land Use Map
• The City continues to update the zoning
code map to be consistent with the General
Plan land use map.
• Continue implementation for 2021-2029 to
comply with SB 1333 (2018) requirement of
consistency of General Plan and zoning.
HS1.2 Offer Regulatory Incentives
• Review and accept requests for minor
modifications, density bonuses, general
plan amendments, and zone changes for
projects that meet City goals.
• Ordinance No. 1976 was adopted to allow
density bonuses for affordable housing.
Received one application requesting
modifications and density bonus.
• Continue implementation for 2021-2029.
Review and evaluate effectiveness of the
minor modification process; make revisions
as needed to encourage appropriate use.
• Encourage consolidation of sites of less
than one acre in size to facilitate affordable
housing; provide technical assistance to
property owners and developers.
• Action not completed. • Continue implementation for 2021-2029.
Consider incentives to encourage
consolidation into larger parcels capable of
supporting quality affordable housing.
HS1.3 Continue to Offer Financial Incentives
• Continue to provide fee reductions, general
funds, low cost land, and other assistance
for affordable housing projects.
• In 2019, the City established the Affordable
and Multi-family Housing Incentive
Program (Resolution 24654) to reduce,
defer and/or waive application and impact
fees for affordable & multi-family housing.
• Continue implementation for 2021-2029.
Target projects that materially further City
affordable housing goals.
• Consider waiving/paying the CVMSHCP
fee (e.g. to acquire sensitive habitat) for
lower-income affordable housing projects.
• Resolution No. 24654 allowed reduced
City-assessed developer and development
impact fees for qualified projects.
• Continue implementation for 2021-2029.
Target projects that materially further City
affordable housing goals.
• Promote financial and development
assistance programs for the building
community on an annual basis.
• The City continues to allocate CDBG and
other funds to support housing and
community development objectives.
• Continue implementation for 2021-2029.
Target projects that materially further City
affordable housing goals.
HS1.4 Complete Zoning Code Amendments
• Allow emergency shelters by right in the M-
2 zone to support goal of addressing the
need for shelters in Palm Springs.
• Ordinance No. 1974 was adopted to allow
emergency shelters as a by-right use on
designated sites in the M-2 zone.
• Revise ordinance to require operations and
management plan for shelters. Include plan
for $10 million in state funds.
• Allow transitional and supportive housing
as a residential use subject to restrictions
that apply to uses in the same zone.
• Ordinance No. 1974 was adopted to allow
transitional and permanent supportive
housing as by-right use in residential zones.
• Amend zoning code to list housing in each
residential zone; revise supportive housing
provisions consistent with AB 2162.
• Amend the Mixed Use development
standards to allow up to 70 dwelling units
per acre, consistent with the General Plan.
• Ordinance No. 2007 was adopted to allow
for mixed-uses by-right use in the CBD,
C-1, C-2 zones with density incentives.
• Continue implementation for 2021-2029;
evaluate new provisions as needed to
encourage mixed use development.
• Adopt “Reasonable Accommodation”
provisions required by ADA to allow and
improve the ability of disabled people to
use and/or enjoy their dwelling unit
• Ordinance No. 1975 was adopted to allow
reasonable accommodations that would
assist in eliminating barriers to housing
opportunities for persons with disabilities.
• Continue to process requests; periodically
evaluate and amend, if needed, the
reasonable accommodation ordinance to
ensure its ongoing success.
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Table 3-43 Progress Toward 2014-2021 Housing Element Programs Housing Programs Progress to Date Evaluation
GOAL 2 Foster a high quality of life and vibrant neighborhoods through the housing preservation, improvement, and community services.
HS2.1 Implement Design Standards
• Continue to implement residential design
standards through architectural review of
residential projects.
• Action ongoing. City established an
architectural review committee to review
projects for quality design.
• Continue implementation for 2021-2029.
Consider creating objective development
and design standards to the extent needed.
HS2.2 Continue to Implement Historic Preservation Program • Continue to implement the historic
preservation ordinance for residential
structures that have historic significance or
merit in Palm Springs.
• Ongoing. The Historic Site Preservation
Board reviews projects for compliance with
historic structure regulations.
Continue implementation during the 2021-
2029 housing element cycle.
• Continue to update the Historic Resources
Survey and identify additional residential
structures that could be designated as
Class 1 or Class 2 historic structures.
• Ongoing. City established its first historic
resource officer and adopted a historic
context statement. 100+ properties were
designated Class 1 or 2 historic structures.
• Continue implementation during the 2021-
2029 housing element cycle.
HS2.3 Enforcement Property Maintenance Code
• Continue to implement code enforcement
programs, using a progressive approach of
voluntary compliance, administrative
citations, and court action.
• Ongoing. City continues to implement its
code enforcement program. Ordinances
expanded to address not only blighted
structures but also blighted vacant land.
• Continue implementation during the 2021-
2029 housing element cycle.
• Provide outreach education of lead-based
paint hazards and provide assistance in
compliance with federal regulations.
• Riverside County distributes education
materials. No units in Palm Springs are
identified with lead-based hazards.
• Continue implementation during the 2021-
2029 housing element cycle.
• Provide financial assistance, where
appropriate, to remedy property
maintenance and health code violations.
• The City continues to make funds available
to remedy property maintenance and
health code violations.
• Continue implementation during the 2021-
2029 housing element cycle.
HS2.4 Continue Housing Rehabilitation Loan Program
• Provide rehabilitation loans to help low
income households remedy health and
safety code violations or make qualified
housing repairs and modifications
• The City issued grants to help low income
households make home repairs. Nonprofit
entities have been issued grants funds in
2020 to expand coverage.
• Continue implementation during the 2021-
2029 housing element cycle.
• Continue comprehensive housing and
neighborhood assistance under the
Recapture Our Neighborhood program
• Funding has not been available for
implementation of this program.
• Discontinue this program for the 2021-2029
housing element cycle due to lack of
funding.
• Continue the implementation of and
periodic review of the City’s mobile home
park rent stabilization ordinance
• Ordinance continues to be implemented.
No changes are envisioned at this time.
• Continue implementation during the 2021-
2029 housing element cycle.
HS2.5 Preserve At-Risk Housing Units
• Monitor status of affordable units at-risk of
conversion; provide technical assistance as
feasible to facilitate preservation.
• Support efforts to preserve Tahquitz Court,
Sunnyview Villas, Racquet Club, Calle de
Carlos, Palos Verdes Villas, Coyote Run,
and Pacific Palms Apartments,
• City adopted Ordinance 1927 to require
relocation assistance for tenants when at-
risk projects are converted to market rents
and tenants are evicted from the units.
• No publicly assisted affordable projects
converted to market rates. However,
several projects received state/ federal
funds to extend affordability controls.
• Continue implementation for 2021-2029.
Reassess projects that remain at risk and
monitor on an annual basis.
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Table 3-43 Progress toward 2014-2021 Housing Element Programs Housing Programs Progress to Date Evaluation
GOAL 3 Facilitate and encourage a broad range of rental and ownership opportunities for people with special needs.
HS3.1 Provide Rental Assistance
• Support the County of Riverside’s housing
voucher program and lobby for additional
vouchers as needed.
• The City conducts annual reviews of Public
Housing Authority plan for consistency with
the CDBG Consolidated Plan.
• Continue implementation during the 2021-
2029 housing element cycle.
• Continue to provide CDBG assistance,
when available, to nonprofit organizations
that can be used for motel vouchers.
• City makes annual allocations to service
entities, when funding is available and
sought, for motel vouchers.
• Continue implementation during the 2021-
2029 housing element cycle.
HS3.2 Provide Fair Housing Services
• Continue to contract with fair housing
providers to perform educational,
advocacy, and mediation services.
• The City continues to contract with the Fair
Housing Council of Riverside County for fair
housing services and advocacy.
• Continue implementation during the 2021-
2029 housing element cycle.
• Periodically report to the City Human
Rights Commission on the status of fair
housing in the community.
• The City reports to the Human Rights
Commission on the status of fair housing on
a periodic basis.
• Continue implementation during the 2021-
2029 housing element cycle.
• Continue to periodically prepare an
Analysis of Impediments to Fair Housing
Choice and implement its findings.
• In 2019, the City adopted its AI and
incorporated key findings in the housing
element for implementation.
• Continue implementation during the 2021-
2029 housing element cycle.
• Distribute information about fair and equal
housing and resources in libraries, service
centers, and other public locations.
• The City’s fair housing provider continues to
distribute information about fair and equal
housing and resources.
• Continue implementation during the 2021-
2029 housing element cycle.
HS3.3 Housing Accessibility Program
• Update the City’s Transition Plan as
needed to identify; remove impediments to
access by persons with disabilities.
• The City continues to implement accessibility
projects, most recently at Demuth Park, new
ADA curb ramps, and other projects.
• Monitor effectiveness of the Transition
Plan; review and amend, as needed, to
further opportunity for disabled people.
• Amend Zoning Code to define and permit
residential care facilities in a manner
consistent with state law.
• This action item was not completed and will
be advanced to the 2021-2029 housing
element.
• Amend the municipal code in accordance
with California Government, Health and
Safety, and Welfare and Institutions Codes.
• Develop “Reasonable Accommodation”
ordinance, and provisions for emergency,
transitional, and supportive housing.
• In 2019, the City amended the Municipal
Code (Ord No. 1975) to allow for reasonable
accommodations.
• Monitor effectiveness of ordinance in
reducing fair housing concerns. Make
amendments required by state law.
HS3.4 Support and expand programs to assist PLWH/A
• Identify additional housing opportunities for
affordable housing. Expand collaborative
network of supportive services.
• The City worked with DAP on their Mater
Plan and recently approved and dedicated
funding to support a new 61-unit project.
• Continue implementation during the 2021-
2029 housing element cycle.
HS3.5 Support Emergency Shelter and Transitional Housing Program. • Support the new multi-service center for
homeless people (Roy’s Multi-service
Center) in north Palm Springs.
• Continue to support and fund services for
homeless people through the Consolidated
Planning process.
• Continue to work in collaboration with the
Homeless Task Force and other providers
of assistance to homeless people.
• Roy’s MSC was supported until its closure.
Recovery International received $27 million
in county funds to repurpose the site for
homeless and disabled people.
• The City just opened a homeless drop-in
center and dedicated funding for affordable
rental housing projects (54 PSH units).
• City continues to work with CVAG’s
Homeless Task Force and support
preparation of a homeless service plan.
• Amend zoning code to facilitate and
encourage the development of housing for
homeless people as required by state law.
• Implement recommendations to reduce
homelessness in accordance with Barbara
Pope’s report and Council direction.
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Table 3-43 Progress toward 2014-2021 Housing Element Programs Housing Programs Progress to Date Evaluation
GOAL 4 Fulfill the City’s housing needs while protecting the natural environment and promoting an environmentally sustainable ethic.
HS4.1 Green Building Code
• Develop a green building ordinance that
encourages resource conservation in the
construction and rehabilitation of housing.
• The City of Palm Springs adopted the
California Green Building Standards Code
and related appendices, and subsequent
updates in 2013, 2016, and 2019.
• In 2015, the City Council adopted Ordinance
No. 1885 to provide an expedited,
streamlined permitting process for small
residential rooftop solar energy systems.
• In 2018, City Council adopted Resolution No
24354 establishing a policy for the provision
of solar photovoltaic systems as part of the
discretionary approvals for new housing
• Continue to implement and monitor
effectiveness of the program for the 2021–
2029 housing element cycle.
HS4.2 Hillside Development
• Continue implementing hillside
development standards.
• PMSC §93.13.00 regulates all hillside
development in the city. It requires that all
applications for hillside development be
submitted pursuant to §94.04.00 of the code
for architectural review processing.
• The City’s estate residential land use
designation is designed to allow for hillside
developments that are sensitively integrated
into hillside terrain subject to design review.
• Continue to implement and monitor
effectiveness of the program for the 2021–
2029 housing element cycle.
HS4.3 Energy Conservation
• Continue implementation of the review of
water conservation aspects of landscape
ordinance.
• In April 2016. the City adopted a Water
Efficient Landscape Ordinance. The City
also collaborates with DWA in reviewing
landscape projects to making sure they meet
the City's water efficient landscape criteria.
• The City developed Technical Assistance
Guidelines for applicants’ projects for turf
replacement and water efficient landscapes.
• The City followed Desert Water Agency
water conservation contingency plans and
regulations until the drought concluded.
• Continue to implement and monitor
effectiveness of the program for the 2021–
2029 housing element cycle.
Sources: City of Palm Springs, 2020, Housing Element Annual Progress Reports, 2014-2020.
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PUBLIC PARTICIPATION
California housing element law requires local governments to make a diligent effort to achieve public participation from all economic segments during the development of the housing element . The following efforts informed the housing element:
Consolidated Plan (2019)
The Consolidated Plan, under federal law, is requi red to conduct a public participation program to inform the development of goals, strategies, and actions. The outreach follows a Citizen Participation Plan in order to encourage and solicit participation by low and moderate income persons , including minorities and non -English- speaking persons, as well as persons with disabilities.
Palm Springs consulted with multiple agencies, groups,
organizations, and residents involved in the development of affordable housing, creation of jobs for low and moderate income residents, and/or provision of services to special needs groups.
These groups included the following:
• AAP – Food Samaritans • Habitat for Humanity
• Animal Samaritans • Jewish Family Service
• Catholic Charities • Martha’s Village
• Center on Deafness Inland Empire • Mizell Senior Center • Coachella Valley Rescue Mission • Nuerovitality Center • Coachella Valley Volunteers • Oak Grove Center
• Desert Aids (DAP Health) Project • Operation Safe House • Desert Blind and Handicapped • Path of Life
• Desert YMCA • Ranch Recovery
• Fair Housing Council • Sanctuary Palm Springs
• Family Health and Support Network • Senior Advocates of the Desert • Find Food Bank • Shelter from the Storm
• Greater LA Agency on Deafness • Step up on Second
• Independent Living Partnership • Transgender Health/Wellness Center
Stakeholders and residents were surveyed to identify key needs.
Four topics received the highest priority: h omeless shelters, affordable senior rental housing, affordable family rental housing, and housing for people wi th a disability . Other resident support services ranked high as priority needs. These findings are reflected in the goals, policies, and programs of the housing element.
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Analysis of Impediments to Fair Housing (2019)
The Analysis of Impediments (AI) to Fair Housing is a study required by the federal government for “entitlement” jurisdictions.
In recent years, the context for demonstrating compliance with fair housing laws and regulations has changed. Beginning in 2015, HUD began to require cities to adhere to revised requirements, called the “Assessment of Fair Housing .” However, those guidelines were temporarily suspended by the federal government in 2018.
Therefore, the City updated its AI for the 2019-2024 period.
The City’s outreach program included direct postcard mailing to 70 public and private entities, posting on the City's website, and as part of a Fair Housing Workshop held January 31, 2019. The postcard, web page, and calendar of events provided the link to an o nline survey to gauge the perception of fair housing needs and concerns of residents. The online survey link was broadcast through the City’s Office of Neighborhood Involvement Report, and posted on February 4th at Nextdoor, the social network for ONE-PS.
According to the survey, the four most prevalent d iscrimination complaints were sexual orientation, age, source of income, and race/ethnicity. With respect to housing discrimination, 83 percent indicated that they had been discriminated against in securin g rental housing, and two-thirds of the discriminatory acts were in apartment complexes. Among renters speaking to the fair housing council, the most common cited issues were disability status (physical and mental), familial status, and sexual orientation.
The Palm Springs AI contains a series of programs and actions to address identified impediments to fair housing opportunity.
Proposed strategies focused on responding to changes in demographics, current lending practices, fair housing complaints, and public policies proposed for revision. The AI was certified by the Department of Housing and Urban Development in 2020 as being in compliance with federal regulations.
However, subsequent to its preparation, California Housing Element law was amended by AB 686, requiring that cities affirmatively further fair housing. As part of the housing element, a complementary assessment of fair housing issues was conducted .
The Housing Plan provides updated goals, policies, and programs to affirmatively further fair housing.
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General Plan Outreach (2020-2021)
The general plan update included additional venues for residents and stakeholders to voice their opinions about housing needs and opportunities for addressing them.
General Plan Steering Committee
The City appointed a general plan steering committee (GPSC) of residents of each council district and stakeholder groups. At scheduled meetings open to the general public, t he GPSC provided direction on the plan’s vision and priorities , which provide an aspirational description of what the City desires to become in the future and serve as the foundation for the plan’s goals and policies.
The Committee also provided direction on updates to the City’s land use plan and designations to accommodate housing development , including affordable housing sites in Northwest Palm Springs.
Public Workshop
The general public were invited to atten d a public workshop and open house hosted by the City on February 24, 2020. The workshop was publicized in both English and Spanish, and simultaneous translation in Spanish was made available to attendees. Feedback on potential updates to the General Plan’s vision and priorities and land use and circulation elements was gathered at this event. At a booth dedicated to housing, the event’s 55 attendees were invited to identify the city’s most pressing housing issues. Key issues included the need for housing affordable for renters, assistance for special needs groups, and housing security among others.
City Surveys
Two o nline surveys, both in Spanish and English, were used to solicit input on housing issues, because opportunities for in-person engagement were limited by the COVID -19 pandemic. The first survey, administered from February 24, through March 13, 2020 , garnered 338 individual responses representing 45 of the city’s 48 neighborhoods on the General Plan’s vision and priori ties. The second survey, which ran from May 14–May 28, 2020, garnered 414 individual responses on questions related to land use, housing, circulation, and open space. The survey included an interactive mapping tool to collect input on community assets and areas for improvement, including locations for new affordable housing.
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Focused Housing Element Outreach (2020-2021)
In addition to outreach mentioned earlier, the housing element also included focused outreach to address concerns specifically related to housing, fair housing, and environmental justice.
Consultations/Road Shows
In winter 2021, City staff sought additional input from targeted stakeholder groups on items of importance for consideration in updating the General Plan. In addition to meeting with business groups such as the Chamber of Commerce, Hospitality Association, PS Resorts, Wednesday Breakfast–GM Group and Main Street, City staff conducted listening sessions in Demuth Park , Desert Highland/Gateway, Sunrise Park, Baristo, and Racquet Club Estates neighborhoods in June 2021 . Several neighborhoods expressed concerns with current housing affordability, certain housing conditions, and lack of access to healthy foods, adequate public transit, desirable amenities in parks, and adequate public meeting facilities, among other concerns. See Appendix A for summaries of these neighborhood listening sessions . City staff also met with the Agua Caliente Indian Reservation to review the potential housing sites in Section 14 prior to inclusion in the housing element.
Affordable Housing Subcommittee
The Affordable Housing Subcommittee (AHS) is a subcommittee of the City Council . The AHS is charged with providing input for the housing element, homelessness, consolidated planning, fair housing and oth er housing issues. To provide guidance for the housing element, the AHS met three times in 2020 /2021 where the subcommittee was provided a synopsis of housing needs and solicited for guidance on housing priorities in the city. Comments were incorporated into the draft housing element.
The AHS expressed support for a proactive pro -housing plan that prioritizes the provision of housing for all Palm Springs residents.
The plan should prioritize: 1) the production of a balanced range of housing types, 2) efforts to address the special needs of vulnerable groups including housing security; and 3) the preservation and strengthening of neighborhoods. The AHS also reviewed the draft housing element prior to referral to the California Department of Housing and Community Development for their comments.
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Summary of Findings
The Consolidated Plan, Analysis of Impediments, and General Plan each provided opportunities that addressed housing opportunity .
Each of these planning efforts has a different emphasis: low and moderate income households (Consolidated Plan) ; fair housing opportunity (Analysis of Impediments) ; and community growth, development, and preservation (General Plan).
Through these overlapping planning efforts, the following s ix community priorities emerged with respect to housing Palm Springs’ residents and workforce.
◆ Inclusive community that provides fair housing opportunities that are suited for residents of all walks of life, protected status, incomes, affordability, and ability.
◆ Community that foster s a greater level of equity,
inclusiveness, and understanding between neighborhoods, people of different backgrounds, and various needs.
◆ Balanced housing that accommodates changing needs—with a greater emphasis on affordable senior, middle income, service industry labor, multifamily, homeless, and assisted living.
◆ Sustainable development that preserves the unique assets that define Palm Springs, such as neighborhood character, design, history, and natural resources.
◆ Housing security that protects residents’ housing options through mobile home rent control, mitigation of
gentrification, and other means.
◆ Housing and neighborhood quality that maintains, improves, and protects the quality of housing, neighborhood services, and infrastructure in Palm Springs
◆ Special needs service that provides for the special needs of seniors, disabled people, families of all types, people who are homeless, persons living with HIV/AIDS, and other groups.
These priorities are reflected in the goals, policies, and implementation programs of the housing element.
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Table 3-44 lists some of the specific programs that were included or amended in response to public participation.
Table 3-44 Summary of Program Changes due to Outreach
Source of
Comments
received Generalized Comment Program affected
Community • Need more affordable housing in N.
Palm Springs
• HS 1.1 Adequate sites (revised to
include sites in north Palm Springs)
Community • Need broader range of housing
types and price points
• HS 1.4 Accessory Dwellings (new)
Community • Need broader housing types for
missing middle-income levels
• HS 1.5 Small lot housing (new)
Developers • Need more multiple-family housing
and obsolete hotels are an option
• HS 1.6 Hotel conversions (new)
Community
and City staff
• Lack of affordable housing built and
no-net loss requirements
• HS 1.7 Inclusionary housing and
commercial linkage (new)
Developers
and HCD
• Residential standards could
individually or cumulatively
constrain development
• HS 1.8 Zoning Code update (revised
to include assessment)
Developers • Architectural review process was
too subjective, resulting in delays
• HS 2.1 Design Standards (included
objective development and design)
Developers • Need to streamline development
process to allow greater certainty
• HS 2.5 Development Review
Process (revised)
Community • Focus capital improvements in
targeted areas
• HS2.8 Capital Improvements (new)
No. Palm
Springs
• Crime and safety in certain
neighborhoods
• HS 2.9 Neighborhood Safety (new)
Residents /
HCD
• Need targeted reinvestment /
place-based strategy
• HS 2.10 Neighborhood focus (new)
• HS 5.9 Disadvantaged areas (new)
Residents /
HCD
• Concern over expiring covenants
on projects and preservation
• HS 3.5 Preservation of At-Risk
Housing (strengthened)
Advocates /
HCD
• Concern over lack of extremely low
income housing
• HS 3.6 Assist in Development of
Lower Income Housing (new)
Community
and HCD
• Historic and current discrimination • HS 5.1 Fair Housing (new and strengthened)
Community
and HCD
• Address code amendments for
housing for people with disabilities
• HS 5.4 Housing People with
Disabilities (revised)
Community
and State law
• Make code amendments and seek
sites for housing homeless people
• HS 5.5 Housing for Homeless
People (revised)
HCD and
State law
• Need to update code to permit
employee and agricultural housing
• HS 5.7 Employee housing (new)
Source: PlaceWorks, 2021
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GOALS, POLICIES, AND ACTIONS
Supplying housing that fulfills the diverse needs of Palm Springs is a fundamental priority for the City. This section is the City’s Housing Plan to address Palm Springs ’ identified housing needs . Also included are a series of actions or programs that address the city’s current and 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.
HOUSING OPPORTUNITIES
Palm Springs has a diverse population of different ages , income levels, households, and lifestyles, each with different housing needs and preferences. As a desirable resort and retirement community, Palm Springs’ seasonal population has unique housing needs.
Ensuring an adequate supply and diversity of housing types assists in promoting an inclusive city that welcomes all of its residents.
The City provides a balance of housing opportunities through a wide variety of projects being developed in the community. In some areas, specific plan areas will provide for single-family residences.
In other areas, select sites along corridors will accommodate multiple family housing. Accessory dwellings will be incentivized to provide housing for many residents. Special needs projects have also been approved for future development.
Tailored strategies will be required to address Palm Springs’ needs.
In more urbanized area s of the city, vacant and underutilized parcels will provide opportunities for quality infill housing. In these areas, ensuring that new housing is compatible with surrounding neighborhoods is an important goal . In the Central Business District, new mixed uses will serve as an economic stimulus to the Downtown. However, as sites diminish in number, focus will turn to underutilized commercial corridors for additional housing.
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 for the production of quality, well- designed housing that furthers community character.
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GOAL HS1 : DIVERSE , BALANCED HOUSING OPPORTUNIT Y
Facilitate a diverse and balanced range of housing types, prices, and opportunities to address current and future housing needs in the city.
Policies
HS1.1 Provide residential sites through appropriate land use, zoning, and specific plan designations to accommodate and encourage a broad range of housing opportunities.
HS1.2 Facilitate and encourage single -family homes, apartments and townhomes, mobile homes, and special needs housing ; consider smaller courtyard and/or small-lot developments to address the need for middle income housing.
HS1.3 Facilitate the production of quality mixed- and multiuse projects that are complementary with surrounding uses and context sensitive.
HS1.4 Ensure housing is adequately served by recreation and parks, libraries, sanitary and storm sewers, transportation, public safety, and other public services and facilities.
HS1.5 Support the provision and/or development of multiple family housing in nontraditional locations, including
underutilized commercial sites, or in innovative ways, including hotel conversions, microhomes, and other means.
HS1.6 Provide for 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 meet city housing needs yet also promote the vitality of
established neighborhoods and enhanced quality of life.
HS1.8 Protect residential neighborhoods from the encroachment of uses that detract 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 in the Section 14 Specific Plan.
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HOUSING AND NEIGHBORHOOD QUALITY
Palm Springs has a well-defined fabric of neighborhoods, each with its own history, character, design vocabulary, and special needs.
Many established older neighborhoods—the Mov ie Colony, Las Palmas, Deepwell Estates, and Racquet Club Estates —are distinguished by the ir physical layout, landscaping and walls, and 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 fa cing these neighborhood s are environmental in nature—how to preserve scenic views, minimize impacts to the environment, and protect sensitive plant and animal species. Other neighborhoods emerging on the eastern and northern end of Palm Springs face similar issues, albeit to a lesser degree.
Palm Springs offers a range of resort and retirement communities, many located near sensitive environmental areas. Large-scale resorts, such as the Escena, Miralon, and other residential developments offer or will offe r single-family homes, townhomes and vacation condominiums anchored with high -quality golf courses, recreational amenities , and commercial developments.
Many residential projects on a smaller scale are underway as well.
The City supports its neighborhoods through a mix of housing rehabilitation, capital improvement, and other programs. However, certain neighborhoods require more physical investment (e.g., Desert Highlands) due to the condition of housing and physical infrastructure. As indicated by surveys , h ousing conditions , community services, and other needed economic investments are of concern. In other areas, mobile home parks and selected apartment projects may also require ongoing reinvestments and repair.
The following goals and policies are inten ded to provide guidance for neighborhood enhancement and conservation, recognizing and building upon the unique attributes and character of each neighborhood and its contribution to the fabric of Palm Springs.
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GOAL HS2: HOUSING AND NEIGHBORHOOD QUALITY
Foster a high quality of life and vibrant neighborhoods through the preservation and improvement of housing and
neighborhood character and provision of community services.
Policies
HS2.1 Enhance neighborhoods with open space, adequate parking and traffic management, pedestrian and bicycle routes,
public safety, and other public services and facilities.
HS2.2 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 residential developments.
HS2.4 Encourage the preservation and restoration of homes that have historical, architectural, or cultural significance as prescribed by the Historic Preservation Ordinance.
HS2.5 Maintain the quality of housing through the enforcement of housing and property ma intenance standards ; e ncourage the repair, improvement, and rehabilitation of housing.
HS2.6 Ensure that residential p rojects exemplify high quality and thoughtful design through adherence to adopted
architectural and design standards and architectural review.
HS2.7 Support the preservation of quality mobile home parks as a source of affordable housing through the provision of rental and homeownership assistance and rehabilitation.
HS2.8 Preserve the supply of affordable rental housing in the community, in cluding mobile home parks, publicly
subsidized rental housing, and special needs housing.
HS 2.9 Ensure that proposals for the conversion of apartments into condominiums are evaluated on a case-by-case basis ,
discouraging where appropriate and possible, and that
existing affordable units are not lost due to conversion.
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HOUSING ASSISTANCE AND SPECIAL NEEDS
Palm Springs residents value social, cultural, and economic diversity and recognize its contribution to the richness and character of community life. A diverse community is believed to evoke contrasting ideas, allow creative expression, foster a greater appreciation of lifestyles and differing values , and ultimately produce a stronger and more resilient community. The City Council has the privilege to support and promote such a diverse community.
Palm Springs is home to people of diverse backgrounds, family types, lifestyles, and income levels. Though adding to the richness of the community, many residents also have special housing needs.
Groups with special housing needs include people with disabilities, people who are homeless, seniors, families with children, people living with HIV/AIDS, and other groups.
Palm Springs will continue to see a high demand for housing. These market conditions have implicat ions for maintaining the diversity and character of Palm Springs. Presently, many lower income residents reside in subsidized units and have limited choices to move elsewhere. Moderate income families with children and young professionals can afford only a partments and a limited number of homes and must move to other communities to buy a home.
Housing policies and programs can help to preserve housing diversity. Policies that promote a range of housing types allow opportunities to house a more diverse population. Neighborhood reinvestment strategies improve the quality of life for all. At the same time, specific housing programs (e.g., r ental vouchers or affordable housing) are needed to preserve income diversity and mitigate gentrification that would otherwise occur.
The following goal and policies are designed with many
communitywide and specific housing objectives in mind. These include: 1) to incentivize the continued development of a diverse and balanced range of housing products to accommodate changing lifestyles, 2) to protect residents and their quality of life, and 3) to provide an appropriate mix of community and social services that can assist residents in attaining and retaining their housing options.
Implementation programs further the goals and policies.
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GOAL HS3: HOUSING ASSISTANCE AND SPECIAL NEEDS
Facilitate and encourage a broad range of rental and ownership opportunities, housing products, and community supportive services for people with special housing needs.
Policies
HS3.1 Support the development of accessible and affordable senior rental housing, assist seniors to maintain and improve their homes; and support the provision of senior services.
HS3.2 Assist in the development of emergency, transi tional, and permanent supportive housing and shelters, and provision of supportive services for people who are homeless.
HS3.3 Increase the supply of affordable and accessible housing suited to the (semi)independent living needs of people with disabilities; provide assistance to people with disabilities to maintain and improve their homes.
HS3.4 Increase the supply of affordable housing for people living with H IV/AIDS and expand associated services to support their varied needs.
HS3.5 Support collaborative partnerships of nonprofit
organizations, the development community, and the City of Palm Springs to provide affordable housing.
HS3.6 Assist and support, where feasible, in the production and conservation of housing affordable to very low , low , and moderate income households.
HS3.8 Facilitate a comprehensive approach to meeting the needs of residents of affordable housing by requiring space to be set aside in new developments for support services, such as job training, childcare, and wrap around services.
HS3.9 Improve accessibility for the physically impaired and disabled by eliminating architectural barriers during the design, rehabilitation, and new construction of housing.
HS3.10 Seek to preserv e housing opportunities for all residents through actions aimed at limiting displacement, preserving affordable housing, and expanding housing opportunities.
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RESOURCE CONSERVATION
Palm Springs is noted for its natural beauty and fragile environment. The San Jacinto and Santa Rosa Mountains and their remarkable landforms are a defining characteristic and provide a dramatic visual backdrop and unparalleled scenic views . Palm Springs continues to reaffirm their value as irreplaceable assets.
The Coachella Valley provides a diversity of plant and animal lif e and habitat conservation plans have been adopted to protect these resources. The Coachella Valley M SHCP covers more than one million acres of desert and mountain natural comm unities and sensitive species. Reservation land within the City is subject to the Tribal Habitat Conservation Plan. These habitat conservation plans guide the type, location, and intensity of development to ensure that critical habitat for protected species is preserved.
The City has long been committed to furthering a n environmental ethic that emphasizes the use of alternative energy technologies, such as wind energy , cogeneration, and solar energy . Given the importance of the area’s water supply to the vitality of the city, Palm Springs supports the conservation and reuse of water resources and has developed water recycling and state-of-the-art wastewater treatment plants to conserve this resource. The City also promotes sustainable development to conserve finite resources. For instance, Desert Community Energy offers clean energy options to residents, saving them money while contributing to GHG reductions.
San Jacinto mountains tower over the valley floor.
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Palm Springs is committed to creating a more sustainable desert community in the development and rehabilitation of housing, the design of neighborhoods, and conservation of finite resources. The goals, policies, and actions are intended to further these ends.
GOAL HS4: RESOURCE CONSERVATION
Fulfill the City ’s housing needs while protecting the natural environment and resources , the safety of housing, and promoting an environmentally sustainable ethic.
Policies
HS4.1 Require that all housing projects be thoughtfully integrated into the natural environment, considering the protection of washes, hillsides, viewsheds, and features of the terrain.
HS4.2 Prohibit encroachment of housing development into areas designated as open space , desert, or conservation areas to the extent permissible under state and federal law.
HS4.3 Encourage green building practices and energy conservation standards and incorporation of solar energy in the
construction, rehabilitation, and renovation of housing to mitigate climate change impacts.
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.
HS4.5 Support the Multiple Species Habitat Conservation Plan and the Tribal Habitat Conservation Plan to allow for sensitive integration of new housing in to 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.
HS4.7 Ensure that new housing is appropriately located, designed, and adequately protected from wildfire, flooding, wind, drought, excessive heat, and other features of the
environment in Palm Springs.
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AFFIRMATIVELY FURTHERING FAIR HOUSING
State law now requires that all housing elements promote and affirmatively further fair housing opportunities in th eir communities for all persons by the California Fair Employment and Housing Act, Government Code 65008, and any other state and federal fair housing law. This broad statement essentially requires cities to treat residents fairly and equally in the provision, securing, retention, and all other aspects of the housing market.
Palm Springs’ planning context with respect to housing is complex.
The City’s l and ownership patterns, ongoing economic
development and revitalization, race and ethnic change, and the interplay between the federal/state/local and tribal authorities individually and collectively result in many fair housing challenges.
Continued action is needed to ensure that fair and equitable outcomes are achieved for all residents.
It is recognized that Palm Springs’ early history and its development flourished largely due to the contributions of the African American, Latino, Chinese, Japanese, and Filipino communities along with Tribal Members. These groups historically served as th e backbone of the development of Palm Springs. Their lives and livelihoods were affected by the budding resort industry, migration, the growth of Section 14, later urban clearance, and dispersion efforts.
It is further recognized that Palm Springs today is also left with the unfortunate legacy of urban renewal efforts during the 1960s. The razing of Section 14 displaced many working class, Black, Indigenous and people of color families, many of whom contributed and continue to contribute to Palm Springs su ccess. Displaced residents ended up moving to the north part of town, Veteran’s Tract on the eastern edge of the city, Banning, Beaumont, West Garnet, San Bernardino, Riverside and other cities. These actions contributed to continuing racial and ethnic inequalities.
Looking forward, t he City of Palm Springs is committed to promoting racial equity and justice, and desire to advance social equity, diversity, inclusion, and fairness and to address systemic racism and its continuing impacts . The following goal and policies provide a starting point for affirmatively furthering fair housing and achieving a more promising future for all residents.
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GOAL HS5 : FAIR HOUSING
Affirm, promote, and implement social justice and equity in the provision, type , and affordability of housing and the
availability of services for all Palm Springs residents.
Policies
HS5.1 Ensure housing opportunities are available to all without regard to race, color, ancestry, national origin, religion, marital status, familial st atus, age, gender, gender identity, disability, source of income, sexual orientation, military status, immigration status, or other arbitrary factors.
HS5.2 Work to e nsure that all neighborhoods have fair access to public facilities, supporting infrastruct ure, safety, and community services that offer the opportunity for a high quality of life.
HS5.3 Work to end discriminatory actions in all aspects affecting the advertisement, sale, rental, financing, or occupancy of housing based on protected status or arbitrary classification.
HS5.4 Seek to remedy direct and disparate impacts on individuals with respect to fair housing through the development and implementation of land use planning, municipal code,
administrative regulations, and/or programs.
HS5.5 Continue to provide an open and receptive forum for city residents, commissions, and City staff to discuss issues of importance and develop an agenda to improve fair housing.
HS5.6 Provide for counseling, dispute resolution and fair housing services, and dis seminating resources to underrepresented residents, including non-English speakers.
HS5.7 Administer municipal programs and activities relating to housing and community development in a manner
consistent with the obligation to affirmatively further fair housing.
HS5.8 Prohibit public or private land use practices, decisions, and authorizations based on protected class, including zoning laws, denials of use permits, and other actions otherwise authorized under Planning and Zoning Law, §65000 et seq.
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IMPLEMENTATION ACTIONS
This section includes programs to implement the goals and policies in the Housing Plan. Table 3-45 provides a summary of all housing element programs and action items at the end of this chapter. For clarity, program implementation actions co rrespond to the associated housing goals that are furthered by the program (e.g., implementation actions HS1 and so forth implement Goal HS1).
Goal HS1 Implementation Actions
HS1.1 Adequate Housing Sites. State law requires that sufficient sites be made available for single -family, multiple -family, mobile homes, mixed and multiuses, accessory dwelling
units, and emergency and transition al housing,
farmworker/employee housing, and other housing types. To provide these opportunities, t his housing element provides an inventory of vacant sits suitable for residential
development to address city housing needs. As sites
continue to diminish in number, additional locations for future housing, particularly in light of the no -net loss provisions of state law, should be considered.
Actions:
Maintain an inventory and map of sites available for
residential development and provide at the front
counter upon request
If shortfall occurs, select sites for redesignating for mixed use housing along major corridors, and
underutilized commercial areas, and other locations
Monitor the availability of sites to ensure there is no net loss in capacity at appropriate densities to
accommodate the RHNA in accordance with SB 166
Report progress in housing construction on an
annual basis as part of the preparation of the Annual
Progress Report for the Housing Element
Should insufficient residential sites for the RHNA
occur, rezone adequate sites within 180 days to
address the remaining shortfall by income category
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HS1.2 Regulatory Incentives. The City offers a broad and flexible package of regulatory incentives to facilitate the
development of a range of housing types and prices need to meet City housing needs. Regulatory concessions that may be applied include zone changes and General Plan
amendments, density bonuses, and minor modifications.
Action(s):
Continue to process minor modifications, density
bonuses, General Plan amendments, and zone
changes for projects that further City housing goals
Encourage/allow for the consolidation/mergers, and
lot line adjustments of lots less than one acre in size to facilitate a ffordable housing. Provide technical
assistance in support of lot consolidation
Allow for the waiver of undergrounding utilities for
residential projects where a DDA is recorded for deed
restricted affordable housing
HS1.3 Financial Incentives. The development of affordable housing requires financial assistance to make projects
economically feasible. This includes tax credits, low cost loans, and financial incentives. The City grants financial incentives such as development impact fee waivers, low-cost land, and other City funds to support the production of affordable housing. In 2019, the City Council adopted an ordinance to develop incentives to encourage the production of ADUS, apartments (market rate and affordable), and
affordable condominium s (Reso. 24654) . Continuation of financial incentives will further City housing goals.
Action(s):
Approve fee reductions and waivers and other
financial assistance, where feasible, for lower income
housing in accordance with Res. No. 24654
Continue to approve fee deferrals, reductions, and
waivers for multifamily apartments, condominiums
and ADUs/JADUs that serve middle income housing
Promote financial and development assistance
programs to the community on an annual basis
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HS1.4 Accessory Dw elling Units. The City encourages the production of ADUs, casitas, and other similar housing and has adopted financial and regulatory incentives. ADUs are not allowed as short -term vacation rentals to ensure that adequate housing opportunities are availabl e for residents.
The City will continue to support and facilitate the
production of 500 ADUs to meet RHNA goals (40/year).
Action(s):
Monitor ADU production and affordability to ensure
40 du/year at appropriate affordability level. D irect
20% of ADUs in HRIA of which 50% are affordable to
lower income households . If ADU assumptions in
HRIA areas do not actualize by 2025, identify at least
2 mixed use sites in the HRIA for rezone to residential Create and maintain a volunteer rental registry by
mid-2024 that allows owners to advertise ADUs and
links prospective lower income renters to ADUs
Facilitate and streamline ADU approvals through the
drafting and use of pre-approved plan s. D istribute
educational materials to residents via ONE-PS
HS1.5 Small-lot Housing. Palm Springs continues to see
development of single-family homes and higher-end condos which a re not affordable to “middle -income” residents.
Duplexes, fourplexes, cottage courts, and courtyard homes can provide diverse options and support local retail . Palm Springs has sites for thes e prototypes, but additional opportunities for middle income housing products exist.
Action(s):
a. Review existing land use designations and amend
amendments as needed to provide opportunities for
middle income housing
b. Create incentives and design guidelines to facilitate and encourage the production of middle income
housing opportunities
c. Amend City’s SB9 ordinance to be more permissive
than state law, allowing larger units and nonprofit
developers to build/subdivide SB9 projects
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HS1.6 Hotel Conversions. Palm Springs has received periodic interest to convert older hotels to higher yield investments such as housing. This interest in transition of hotels has been more pronounced due to the pandemic and reduction in
tourist activity. Due to fundi ng, hotel conversion interest initially began with the provision of permanent supportive housing. However, due to the limited number of apartments built in recent history, the City has received several inquiries to retrofit hotels to allow for apartment li ving. The process for converting hotels to apartments require s a conditional use permit and compliance with applicable municipal codes.
Action(s):
Facilitate the conversion of hotels and/or motels to
apartments where appropriate to encourage the
development of apartments
Consider current regulations for hotel conversions
and, if needed, revise accordingly to facilitate
conversions of hotels to apartments
HS1.7 Inclusionary Housing and Commercial Linkage. The need for affordable housing, SB166 “no-net loss requirement,” and limited l and has led cities to explore the feasibility of inclusionary housing (IHO) and commercial linkage fees (CLF). IHOs typically require qualified projects of certain sizes to include a portion of the housing units or provide an in-lieu fee to support the development of affordable housing.
CLFs are also often used to provide for affordable housing, particularly in tourist areas like Palm Springs where
commuting for hospitality services is common.
Action(s):
Study the feasibility of an IHO and CLF ordinance, its impact on the housing market, developers, the local
economy, and production of affordable housing ,
present findings to City Council and, if directed ,
prepare ordinance for City Council adoption
If IHO or CLF program is approved, use of funds
should consider strategies for affordable housing
rehabilitation, preservation, and/or new
construction and prioritized to address AFH
considerations or disadvantaged communities
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HS1.8 Development Code Update. The City reviewed development standards and permit processes to identify potential
constraints. On an annual basis, t he City amends i ts codes and development requirements to address such changes and will continue this practice . Based on HCD’s review of t he housing element, the following code revisions will be made:
Action(s):
Review land use designations, zoning districts, and
development standards to identify inconsistencies.
Resolve inconsistencies in accordance with SB 133
Examine need for and feasibil ity of parking space
modifications for residential uses to facilitate the
development of quality multiple-family projects
Amend zoning code and administrative processes to
comply with SB 35 (Permit Streamlining)
Increase stories allowed to 3 stories in the R-3/R-4 zones, revise height limit to 12 f t/story, and revise
open space/performance standard in each zone to
ensure maximum density is achieved in each zone
HS1.9 Variety of Housing for All. State law requires housing elements to facilitate and encourage a broad range of
housing types (Gov’t Code 65583), including both
conventional and special needs housing types. Based on
HCD’s review, the following code revisions will be made:
Action(s):
Amend zoning code to revise codes for e mergency
shelters, transiti onal and supportive housing, and
low barrier navigation centers per state law
Amend zoning code to revise codes and permitting
process for r esidential care facilities to remove
barriers to housing for disabled people (Program 5.4)
Amend zoning code to allow ADU /JADU consistent
with AB897 per Gov’t Code §65852.2 and 62852.22
Amend zoning code to allow for employee housing
and agricultural housing consistent with state law
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Goal HS2 Implementation Actions
HS2.1 Design Standards. Palm Springs has residentia l
neighborhoods with historic, architectural, and cultural significance. To ensure that new development is appropriate in scale, size, and character to surrounding uses within a neighborhood, especially established neighborhoods, the City’s Planning Commis sion Architectural Review
Committee reviews residential projects for design. However, many of the residential design standards in the zoning code are subjective and require discretion. SB 35 and SB 330, passed in 2017 and 2019 require housing development
projects to be reviewed against objective design standards.
To address these issues will require zoning code revisions.
Action(s):
Implement residential design standards through
architectural review of residential projects
Adopt objective residential development and
objective design standards per SB 330 requirements
HS2.2 Historic Preservation Program . Palm Springs has many residential structures of historical and architectural merit.
The City has adopted regulations to preserve and enhance these resources. The City has a Historic Site Preservation Board, which nominates and recommends potential historic sites to City Council, recommends the designation of historic districts, and implements the 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.
Action(s):
Implement the historic preservation ordinance for
residential structures and encourage Mills Act
designations for eligible properties
Update Historic Resources Survey (preferably every
five years as recommended by Office of Historic
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HS2.3 Code Compliance Program. Code compliance is intended to ensure that the value, character, and quality of housing and neighborhoods are maintained. The Department of Special Program Compliance inspects properties and buildings for compliance with state and local codes, and monitors
vacation rentals as well. If deficiencies are found, the property owner is granted time to correct the matter. Should corrections not occur within a timely manner, citations or initiate legal action follow However, the City first works for voluntary compliance through educating property owners.
Action(s):
a. Implement code enforcement programs using a
progressive approach of voluntary compliance,
administrative citations, and court action
b. Provide outreach and education on code -related
requirements with fliers; distribute at public counter, through social media, and at community centers
HS2.4 Housing Rehabilitation Program. Through the City's CDBG Program, very low income homeowners with real property
improvement needs are provided fi nancial assistance for minor home maintenance, emergency repairs, accessibility modifications, and health and safety code violations. The City may also work with mobile home trailer owners, condo owners, and single -family homeowners. Nonprofit agencies also provide home maintenance and repairs through their programs. In 2023, the City will be increasing its funding and technical assistance components, as resources are available, to assist up to 100 households in maintaining their homes.
Action(s):
a. Expand homeowner rehabilitation program to
include $275,00 annually, subject to council approval;
increase maximum grant amount to $15,000 per unit
b. Prioritize VLI households and target disadvantaged neighborhoods through affirmatively marketing via
ONE-PS and fliers to targeted groups/areas
c. Explore ways to improve and preserve the physical
condition of trailer and mobile homes ; review state
NOFAs as they become available for funding
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HS2.5 Development Permit Processing. Development processing procedures are intend ed to ensure that proposed projects meet city codes, are well designed, will be adequately served by infrastructure and services, and receive environmental clearance. These steps need to be completed within
statutory time frames and ensure tha t projects are not unduly delayed. The City recently modified its development review process and timing for architectural review to
streamline the process, eliminate duplicate reviews, and provide greater certainty to the development industry.
Action(s):
As part of the annual process of reviewing zoning
code regulations for cleanup items, revisit
development review process
If needed, propose additional modifications to the
development review process in light of current
building activity and resource availability
HS2.6 Mobile Home Preservation/Expansion . The Cit y’s 13 mobile home parks provide more than 2,700 housing units and are a significant source of affordable housing for
residents. Each community has varying needs that need to be addressed–unit condition, park maintenance, safety, and investment–to maintain a quality environment for residents.
Moreover, the appropriate development of or expansion of existing mobile home parks provides as opportunity to
expand the City’s affordable housing.
Action(s):
Explore/facilitate options for resident ownership
Collaborate with HCD on park inspections
Continue to offer home rehabilitation assistance
Enforce compliance with maintenance codes
Explore feasibility of a Crime Free MultiHousing
program to prevent and decrease crime
Evaluate/revise development standards for mobile
home parks to allow expansion and encourage
development of new mobile home parks
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