2004 04 27 CCCity Council Agendas are
Available on the City's Web Page
@ www.la-quinta.org
CITY COUNCIL
AGENDA
STUDY SESSION ROOM
78-495 Calle Tampico
La Quinta, California 92253
SPECIAL JOINT MEETING
WITH THE LA QUINTA PLANNING COMMISSION
Tuesday, April 27, 2004 — 5:30 P.M.
CALL TO ORDER
Roll Call:
Council Members: Henderson, Osborne, Perkins, Sniff, and Mayor Adolph
Commission Members: Abels, Daniels, Quill, Tyler and Chairman Kirk
PLEDGE OF ALLEGIANCE
1. Led by Commission Chairperson Tom Kirk
PUBLIC COMMENT
At this time members of the public may address the City Council on items that appear
within the Consent Calendar or matters that are not listed on the agenda. Please complete
a "request to speak" form and limit your comments to three minutes.
When you are called to speak, please come forward and state your name for the record.
City Council/Planning Commission
Special Meeting Agenda 1 April 27, 2004
For all matters on the agenda, a completed "request to speak" form should be filed with
the City Clerk prior to the City Council beginning consideration of that item.
CONFIRMATION OF AGENDA
APPROVAL OF MINUTES - NONE
STUDY SESSION
1. DISCUSSION REGARDING GENERAL PLAN LAND USES.
2. DISCUSSION REGARDING THE HOUSING ELEMENT.
MAYOR'S AND COUNCIL MEMBERS' ITEMS - NONE
CHAIRMAN AND COMMISSION MEMBERS' ITEMS - NONE
ADJOURNMENT
Adjourn to a regularly scheduled meeting of the City Council to be held on May 4, 2004
commencing with closed session at 2:00 p.m. and open session at 3:00 p.m. in the City
Council Chambers, 78-495 Calle Tampico, La Quinta, CA 92253.
DECLARATION OF POSTING
I, June S. Greek, City Clerk of the City of La Quinta, do hereby declare that the foregoing
agenda for the La Quinta City Council meeting of Tuesday, April 27, 2004, was posted on
the outside entry to the Council Chamber, 78-495 Calle Tampico and on the bulletin board
at the La Quinta Chamber of Commerce and at Stater Bros. 78-630 Highway 1 1 1, on
Friday, April 23, 2004.
DATED: April 23, 2004
JUNE' S. GREEK, CIVIC, City Clerk
City of La Quinta, California
City Council/Planning Commission
Special Meeting Agenda 2 April 27, 2004
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk's Office at 777-
7025, twenty-four (24) hours in advance of the meeting and accommodations will be
made.
If special electronic equipment is needed to make presentations to the City Council,
arrangement should be made in advance by contacting the City Clerk's Office at 777-
7025. A one (1) week notice is required.
If background material is to be presented to the City Council during a City Council
meeting, please be advised that eight (8) copies of all documents, exhibits, etc., must be
supplied to the City Clerk for distribution. It is requested that this take place prior to the
beginning of the 3:00 PM session or the 7:00 PM session.
City Council/Planning Commission
Special Meeting Agenda 3 April 27, 2004
STUDY SESSION ITEM: /
TO: Honorable Mayor and Members of the City Council
Honorable Chairman and Members of the Planning Commission
FROM: Jerry Herman, Community Development Director
Oscar Orci, Planning Manager
DATE: April 27, 2004
SUBJECT: General Plan Land Use Element Issues
The following memorandum will provide a brief summary of certain General Plan issues
recently discussed by the Planning Commission that involve the City's development
doctrine. The City Council and Planning Commission should discuss these issues and
provide staff with the appropriate direction.
General Plan Land Usq#
The Planning Commission has expressed concerns with the amount of commercial land
that has been changed to residential use over the past few years and the development
of lower density residential development.
To assist in the discussion, Staff has provided the attached tables that indicate the
residential/commercial land use conversions occurring since the current General Plan
was adopted in March of 2002 (Attachment 1). The tables indicate changes from
commercial to residential, along with changes from residential to commercial, and
include proposals in process. The net loss or gain in each general land use category is
also provided. The tables specify those land use designations in which changes
occurred. Where a change has resulted in an approved project, the number of units
approved is used. Where a change has occurred on vacant land (without an approved
number of units), the determination is based on the maximum residential density, or
maximum commercial density (floor/area ratio) of the respective land use category.
Please note there is nothing in the General Plan Land Use Element that prescribes
specific land use ratios. The General Plan indicates that the Land Use Map be
reviewed to make certain that sufficient land is available to support the communities
need.
S:\CityMgr\STAFF REPORTS ONLY\General Plan issues.doc
In terms of the residential development density, the General Plan allows a range of
development density, starting from one dwelling unit per acre up to the maximum
allowed under the respective residential land use category. For example, the High
Density land use density may have one to 16 dwelling units per acre. Nothing in the
provisions of the General Plan would restrict the development of a Low Density
residential project within the High Density residential land use.
Parcel Size Requirements
Table 2.1 of the General Plan Land Use Element defines the City's various land use
designations. The table includes minimum parcel sizes for certain land uses, such as
10 to 20 acres minimum for a Neighborhood Commercial parcel and 20 to 30 acres
minimum for a Community Commercial parcel.
A recent project brought into question the General Plan parcel size requirements.
A conventional definition of a parcel is an area of land under one ownership that is
identified as a lot or parcel on a recorded final map, parcel map, record of survey
recorded pursuant to an approved division of land, certificate of compliance or lot line
adjustment that will be developed with a project. For the General Plan purposes, staff
has defined "parcel" to mean the area of land which can include multiple adjacent
parcels that will encompass, or potentially provide for, the development of a particular
project. To accomplish this, a Site Development and/or Specific Plan application is
required to ensure development of the project area. In other words, one could have a
project area consisting of many smaller parcels that, as a whole, would comply with
the General Plan.
Please note there are no other specific provisions in the Code that prescribe parcel
sizes.
S:\CityMgr\STAFF REPORTS ONLY\General Plan issues.doc 02
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DATE:
TO:
FROM:
SUBJECT:
STUDY SESSION ITEM: 0
April 27, 2004
Honorable Mayor and Members of the City Council
Honorable Chairman and Members of the Planning Commission
JerryHerman Community Development Director 4k
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Discussion of General Plan Housing Element
I. OVERVIEW OF THE HOUSING ELEMENT PROCESS & REQUIREMENTS
A. Background on Housing Element Process
The Housing Element is one of seven State required parts of the City's General
Plan and represents the City's policy document for meeting all of its housing
needs, including housing affordable to low- and moderate -income families.
Every city and county in California is required by State law to periodically
update its Housing Element. Additionally, the law requires that the Housing
Element be reviewed and certified by the State Department of Housing and
Community Development (HCD). The Housing Element is the only element of
the City's General Plan that must be certified by the State.
The main purpose of the Housing Element is to determine how the City will try
to handle increased demand for housing. To ensure that cities do not overlook
their responsibilities to provide housing for households of all income levels, each
city is assigned a "fair share" number of new housing units for various income
levels that it needs to try to accommodate. This "fair share" number is called
the Regional Housing Needs Assessment (RHNA). The RHNA originates at the
HCD, which determines a State-wide growth number and then assigns a
proportion of the State-wide number to each regional planning agency, which
for La Quinta, is the Southern California Association of Governments (SCAG).
SCAG then allocates a proportional share to each jurisdiction within the SCAG
region. The City of La Quinta received a RHNA of 913 total units.
S:\CityMgr\STAFF REPORTS ONLY\Housing Element.doc
The update of a Housing Element generally occurs through a five -step process:
1. Assessment of existing Housing Element;
2. Evaluation of housing needs: existing needs (e.g., overpayment), growth
needs (e.g., RHNA), and special needs (e.g., elderly);
3. Analysis of Housing Resources and Constraints, both governmental (e.g.,
development standards) and non -governmental (e.g., endangered
species habitat);
4. Refinement of goals, policies, and objectives in the context of housing
needs, resources, and constraints (Attachment No. 1); and
5. Creation of a Five-year Action Plan, which details the actions and
responsible parties needed to implement the goals, policies, and
objectives of the Housing Element.
After the City develops a draft of the revised Housing Element, a copy is sent to
the HCD for review. The State then has 60 days to review and comment on
the Element for compliance with State law. After modifying the Element to
respond to the State's comments, the City re -submits a second revised draft
Housing Element for another 60-day review period. At this stage, the State
typically grants certification to the City's Housing Element.
B. Background on Adoption of Housing Element
The City's 2004 Housing Element covers the planning period of 1998-2005.
Normally, the City would expect to have begun the update process in 1998 and
complete the update by 2000. However, three events transpired to cause the
City to delay the update and certification until now.
First, the assignment of housing growth needs, the central theme of the
Housing Element, was not distributed to SCAG jurisdictions until October 2000.
The delay was caused by infighting between cities and counties over the
amount of growth allocated. The dispute rose to such levels that jurisdictions
within Riverside and San Bernardino Counties sued the State and SCAG, arguing
that the housing unit goals assigned to the Inland Empire were unrealistically
and inequitably large. A decision was not handed down until April 2003, at
which point the court ruled that the State could not withhold funding based on
a jurisdiction's failure to accommodate SCAG's RHNA allocations. Accordingly,
the City could not receive a final confirmation of the RHNA figures until early
2003.
A second event was the 2000 Census. Although the Census is conducted in
April of 2000, the results are not tabulated and released for many of the city-
S:\CityMgr\STAFF REPORTS ONLY\Housing Element.doc
02
level population and housing statistics until late in 2002. To ensure that the
Housing Element represents the most up-to-date information possible, the
update of a significant portion of the housing profile and needs data was
delayed until after the release of the 2000 Census data. The use of 2000
Census data will aid future updates of the Housing Element and ensure
consistency between the Housing Element and the other elements of the
General Plan.
The update of the City's General Plan represents the third event to justify the
delay in updating the Housing Element. In 2000, the City began to update the
Land Use Element as part of a full General Plan update. Accordingly, the City
decided to halt the Housing Element update until the completion of the revised
Land Use Element in order to produce a more accurate and functional Housing
Element. The revised Housing Element is now consistent with the City's General
Plan.
The City has already submitted its first draft of the revised Housing Element and
has responded to the State's comments. A second draft was submitted on
March 1, 2004 and is currently under review. The City expects a response by
May 1, 2004. Once the Element is certified, it will be ready for adoption by the
City Council.
II. LA QUINTA'S REGIONAL HOUSING NEEDS ASSESSMENT ("RHNA")
ALLOCATION
The 1999 RHNA proposes that La Quinta construct 913 new housing units to
accommodate housing needs for all income groups during the planning period
January 1998 through June 2005. According to SCAG, 178 new units are
needed to accommodate very low-income households, 103 new units to
accommodate low-income households, and 196 new units to meet the needs of
moderate -income households. Approximately half of the new units (436) cited
by the RHNA to accommodate growth will be for above moderate income
households, which can be provided through market rate housing.
The RHNA is calculated by factoring projected population, vacancy rates,
housing market removals and existing housing units, adjusted by income
categories to reflect income distribution in the community. The City's 913-unit
future housing need represents 4.4 percent of the Coachella Valley's future
housing need, though La Quinta households constitute 6.2 percent of the
Valley's total number of households.
III. AVAILABLE RESOURCES AND CONSTRAINTS
A. Land Resources and Development Potential
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03
Land Resources: Future residential development in the City of La Quinta
will take place throughout the City, primarily in areas for which specific
plans and tract maps have been approved. These properties include
vacant and undeveloped lands presently within the City of La Quinta and
its Sphere of Influence area that are adjacent to, or within service hook-
up distance from, public sewer, water, and street systems, as well as
scattered infill sites `in the Cove and Village.
The 2002 General Plan designates 5,839 vacant acres for residential
development which could result in 13,195 units in the City. This
includes 86.7 acres of High Density, which accommodates multi -family
and potential sites for housing affordable to lower income households
(with assistance). Although land designated for High Density Residential
is limited, it is the City's policy that land will continue to be re -designated
to higher density residential or mixed -use designations on a case -by -case
basis in order to accommodate projects that propose inclusion of
affordable units.
Another significant land use designation resource for development of
Higher Density Residential is within the Mixed Regional Commercial, as
well as recently amended Commercial Park designation, both of which
allow for residential development of up to 16 dwelling units per acre.
There is a potential for over 500 infill lots in the Cove, which could
provide market -rate moderate- and low-income new housing potential.
It is important to note that only lands within City boundaries can be
considered for the purposes of accommodating the RHNA allocation.
This can include lands recently annexed, or that will be annexed into the
City and that are likely to develop during the planning period. Such
development includes 101 units at the Village at the Palms, two to three
tracts of approximately 100 units each in the Coral Mountain Specific
Plan, and 100 units within the Trilogy by Shea Homes, for 500 market -
rate units.
Development Potential within the Planning Period: Assuming development
continues at a similar rate as it did between 1989 and 2003, it can be
expected that up to 9,204 new units will be completed during the 1998-
2005 planning period. This significantly exceeds the RHNA in all income
categories. There is sufficient land designated at appropriate
designations to accommodate the number of units allocated by the RHNA
for the very low- and low-income households. In all cases, any new
projects that propose inclusion of affordable units have, or will require,
involvement of the City and the RDA for assistance.
S:\CityMgr\STAFF REPORTS ONLY\Housing Element.doc
B. Significant Governmental and Non -Governmental Constraints
Constraints on the construction and affordability of housing include: land
costs, financing, development standards, local permitting procedures, and
impact fees. The City has given close consideration to ways in which the
City can mitigate possible constraints.
For example, processing time and fees can add to the cost of
development of housing, which is often passed on in rents asked or
purchase price. The City will continue to prioritize processing for projects
with affordable housing components. Additionally, to facilitate the
availability of second units as a housing resource, the City will consider
the reduction of garage or parking requirements on a case -by -case basis.
As an incentive to an affordable or senior housing project, the City will
consider paying particular fees on a case -by -case basis based on the
analysis of the attributes of a project such as: Fringe -toed Lizard fee;
school assessment fees; and water and sewer hook up fees. The City
will also consider payment, waiver, or reduction of certain City fees such
as Development Impact fees, Art in Public Places fees, select permit
processing fees, and building inspection and plan check fees.
IV. POLICIES AND ACTIONS TO ACCOMMODATE AFFORDABLE HOUSING
A. Quantified Objectives — New Construction, Assistance, Rehabilitation
In housing markets of the past, land designated for high density typically
could accommodate housing affordable to lower income households. In
the present housing market, however, products developed as mixed use
or high density residential can only be sold/rented at market rates if they
receive some form of assistance and/or incentives in order to provide
affordable housing units. Accordingly, the Redevelopment Agency has
been incredibly proactive in working with developers and non -profits to
provide enough units affordable to low- and very low-income households
to the extent that the RHNA numbers are actually exceeded in both
categories.
Moreover, the types of projects with affordability components incorporate
a wide range of housing products, including: senior apartments,/senior
detached units; traditional family apartments; cluster homes; detached
single-family units; and mobile home park rehabilitation and replacement
with manufactured or site -built housing. This variety allows a larger
proportion of the population to gain access to affordable housing.
As part of the Housing Element, the City sets forth quantified objectives
for new construction, financial assistance, and rehabilitation activities
during the planning period. The City's new construction objectives (a
S:\CityMgr\STAFF REPORTS ONLY\Housing Element.doc
05
combination of existing, in the pipeline, or under construction, and
proposed under negotiations which count towards the RHNA) total over
9,200 units, of which 7,872 are planned for above moderate -income
households. New construction objectives in the lower three income
categories exceed the RHNA allocations.
The City also plans on preserving or providing financial assistance to 919
households and rehabilitating 155 housing units during the planning
period. The majority of preservation and assistance activities will occur
through the Assessment Subsidy Program (427 units) and La Quinta
Silent Second Trust Deed Program (229 units). Rehabilitation efforts will
be focused in the older residential areas of the City as well as the existing
mobile home stock. Funds and activities will occur through programs
such as the La Quinta Rehabilitation Program, Riverside County Senior
Housing Grants, and Redevelopment Set -Aside funds.
Public Hearings to adopt the General Plan Housing Element and certify the Mitigated
Negative Declaration of environmental impact are anticipated in May/June.
S:\CityMgr\STAFF REPORTS ONLY\Housing Element.doc
06
ATT A04 ME, NT I
11.0 ADEQUATE HOUSING
RESOURCES GOALS,
POLICIES AND
PROGRAMS
GOAL 1
Provision of a diversity of housing opportunities that
satisfy the physical, social, and economic needs of
existing and future residents of La Quinta.
GOAL 2
Maintain a sufficient inventory of developable land
at varying densities to accommodate the existing and
projected needed housing supplies.
Policy 1
Strive to meet the proportions of units indicated in
the Southern California Association ofGovernments
RHNA for the period of 1998-2005 (178 Very Low;
103 Low; 196 Moderate and 436 Above Moderate
income) through new construction, subsidy or
assistance.
Program 1.1: Focus growth within existing City
boundaries until it is necessary to pursue annexation
of areas within the Sphere of Influence and/or
Planning Areas 1 and 2 to provide necessary
additional land to accommodate housing needs.
Program 1.2: Review and update the La Quinta
General Plan periodically to ensure that. growth
trends are addressed.
Program 1.3: Review, and revise as necessary, the
City's zoning classifications to ensure consistency
with, and implementation of the General Plan Land
Use designations.
Program 1.4: Direct new housing development to
viable areas where essential public facilities can be
provided and employment opportunities, educational
facilities, and commercial support are available.
TN/City of La Quinta
Draft General PlanAnfrastructure & Public Services Element
Program 1.5: Continue to utilize potential funding
sources, such as CDBG, Redevelopment Affordable
Housing Set -Aside and HOME funds, for the
purchase of land banking sites, focusing on single
family lots in the Cove, and sites appropriate for
senior projects and multi -family complexes.
Program 1.6: Develop Medium, Medium High and
High Density residential uses in the appropriate
designations as well as in locations within the
Mixed/Regional Commercial and Village
Commercial designations that enhance creative site
planning, promote the mixed -use concept where
applicable, provide opportunities for affordable
and/or employee housing, .facilitate the .efficient use
of public facilities, and support alternative transit
modes.
Program 1.7: Identify specific undeveloped areas or
properties as candidate sites for the development of
senior or multi -family housing with the objective of
providing a minimum of 500 units by 2005, of which
a minimum of 25 percent shall be affordable to lower
income households. Re -designate land as necessary
to higher density residential or Regional Commercial
as requests are processed if appropriately zoned land
is not available.
Program 1.8: Identify candidate sites within the
Village appropriate for mixed -use Live/Work
housing. Assign a proportional mix of income
affordability in which a minimum percent of all units
must be affordable to lower income households.
Policy 2
Develop sound new housing on vacant land within
existing neighborhoods which have the necessary
service infrastructure.
Program 2.1: Review residential development plan
proposals to ensure that new construction is in
accordance with design standards that will ensure
the safety and integrity of each unit, and
compatibility with the character and scale of the
existing neighborhood.
07
115
February 2004
Program 2.2: Continue to use creative planning
techniques such as the merger of small residential
lots in the Cove to encourage development in
existing neighborhoods.
Program 2.3 : Continue to enter into agreements with
Building Horizons, CVHC, and other non-profit
organizations and developers such as Habitat for
Humanity for the development of single family
detached ownership units in the Cove, at prices
affordable to Low and Moderate income
households.
Program 2.4: Continue to implement the Sewer
Assessment/Hook Up Fee Subsidy Program to
qualified homeowners.
Program 2.5 : Encourage the development of second
units in appropriate residential areas in order to
provide additional affordable housing opportunities
in areas where infrastructure already exists without
creating unacceptable impacts to existing
neighborhoods. Consider the reduction of garage or
parking requirements on a case by case basis.
Policy 3
Continue the use of creative planning concepts such
as specific plans and mixed -use development as a
means of enhancing housing diversity and choice.
Program 3.1: Continue to pursue opportunities for
development of affordable housing in lower density
land use designations. Consider creative forms of
housing development, including: small lot single
family subdivisions; mobile home parks that allow
owner -occupied spaces; senior citizen housing
developments offering various degrees of care and
assistance; mixed -use; and planned developments
geared toward older individuals without children.
Program 3.2: Encourage a mixture of diverse
housing types and densities in new developments
guided by Specific Plans, around the Village and
within the Mixed/Regional Commercial area to
enhance their people orientation and diversity
TN/City of La Quinta
Draft General Planlh&wtructure & Public Services Element
through provision of incentives, use of density
transfer and density bonus provisions.
Program 3.3 : Promote the use of density transfers in
Specific Plans, where appropriate, to accommodate
densities exceeding 16 dwelling units per acre which
may support housing affordable to lower income
households.
Program 3.4: Address the housing needs of lower
income and senior households by utilizing flexible
density bonuses for the creation of affordable
housing based on availability of infrastructure.
Program 3.5 : Require analysis of the availability of
employee housing necessary to support
development, as part of a Commercial Specific Plan
application, particularly when. in conjunction with a
Regional Commercial project subject to the
provisions of the Non -Residential Overlay.
Program 3.6: Apply shared parking provisions in
mixed -use areas as part of the Village Commercial
and Mixed/Regional Commercial designation, and
reduced parking requirements for assisted housing
devoted to Low and Very Low income households,
and/or seniors, as well as second units for seniors
and the disabled where applicable.
Program 3.7: In the Village Commercial category,
encourage all new buildings to be two-story. The
Redevelopment Agency will consider negotiation of
incentives to provide affordable units. on the second
story, over commercial or office structures. Priority
will be given to senior housing, live/work lots and
single room occupancy (SRO) units, and to
affordable units for Village area employees.
Program 3.8: Continue to maintain the potential for
mobile home parks in residential designations as an
affordable housing resource, and emphasize the
potential of manufactured homes on permanent
foundations as a cost effective alternative to the
traditional single family detached home. If received,
process conditional use permit applications for
manufactured homes. 08
116
February 2004
Policy 4
Encourage and. participate in efforts designed to
achieve. economies and efficiencies which will
facilitate the production of quality, more affordable
housing.
Program 4.1: Support the use of innovative building
techniques and construction materials for residential
development.
Program 4.2: Amend the Zoning Code as necessary
to provide for flexibility in site planning to promote
more intense and/or cost effective development
where appropriate.
Program 4.3 : Enhance existing neighborhoods which
' presently provide affordable housing resources, and
new neighborhoods where appropriate with
drainage, lighting and landscape amenities, and parks
and recreation areas.
Program 4.4: Require that currently undeveloped
areas designated for multi -family and/or high density
residential uses be served by natural gas. The. City
will consider the subsidy of natural gas hook-up fees
as an incentive to development of affordable multi-
family development on a case -by -case basis.
Encourage the extension of natural gas service in the
Cove.
Program 4.5: Through the use of Specific Plans,
Tract Map review, and zoning standards, encourage
residential development to be designed to preserve
and enhance important environmental resources,
maintain important areas as open space, and provide
access to alternative transit systems.
Program 4A Manage neighborhood environmental
factors such as traffic flow, school locations, parks,
and open spaces, and other public uses to stabilize
and upgrade neighborhoods and dwellings.
REMOVAL OF CONSTRAINTS GOALS,
POLICIES AND PROGRAMS
GOAL 1
TN/City of La Quinta
Draft General Plandnfrastructure & Public Services_ Element
Removal or mitigation. of constraints in the
maintenance, improvement and development of
affordable housing, where appropriate and legally
possible.
Policy 1
When feasible and necessary, consider the reduction,
subsidy or deferral of development fees to facilitate
the provision of affordable housing.
Program 1.1: The Agency will continue to utilize the
Affordable Housing 20% Affordable Housing Set -
Aside Fund to provide the following incentives
which may be applied to an affordable housing
project:
14. Land cost write downs;
15. Subsidies for mortgage interest rates or silent
second mortgages;
16. Write down the maximum purchase price of the
unit;,
17. Lease of City/Agency owned property at low
rates;
18. Provision of off -site improvements.
19. Provide subsidies for compliance with
development standards
Program 1.2: The City will consider paying the
following fees as an incentive and as a relief from
governmental constraints to build affordable housing
based on a case -by case analysis of the attributes of
each individual project proposed:
20. Fringe Toed Lizard Fees (if a DeMinimus finding
cannot be made)
21. School Assessment Fees
22. Water and Sewer Hook Up Fees
Program 1.3: The City will consider reduction,
payment or waiver of all or portions of City imposed
fees for housing projects with affordable
components, based on a case -by case analysis of the
attributes of each individual project proposed. These
fees include:
23. Development Impact Fee 09
117
February 2004
24. Art in Public Places Fee
25. Permit processing fees (Planning and engineering
with the exception of fees for services which are
contracted out)
26. Building inspection .and plan check fees.
Program 1.4: The City will establish a checklist of
criteria to be used to evaluate the potential for the
waiver, reduction or payment of various fees.
Policy 2
Ensure a reasonable processing time of applications
for new construction or rehabilitation of housing.
Program 2.1: Prioritize development processing of
projects which include units for low and moderate
income households, units with 3+ bedrooms, and
senior housing projects, based on a case -by case
analysis of the attributes of each individual project
proposed.
Program 2.2: The City will "fast track" the review of
all mixed use and housing projects with affordable
components. The fast track review process ensures
all applicants of affordable housing that the City will
have completed all reviews within six months.
Policy 3
Periodic review and revision of City development
standards to facilitate high quality housing at costs
affordable to lower and moderate income
households.
Program 3.1: The City will consider providing
financial assistance to subsidize (subject to
negotiation), the incremental increase in the cost of
meeting the Supplemental Design requirements in
the RC zone.
TN/City of La Qumta
Draft General Plan/Infrastructure 8t Public Services Element
Program 3.2
The City will consider relaxing the development
standards for affordable units for purchase which are
factory built, or mobile homes on permanent
foundations, in selected areas of Planning Areas 1
and 2. Requirements for unit size, roofing material,
fencing and on -site parking will be modified or
subsidized to achieve affordable units for sale.
Program 3.3: On a case by case basis, permit lower
parking standards for assisted housing devoted to
Low and Very Low income persons and senior
projects in residential zones.
Program 3.4: Implement variations in requirements,
shared parking provisions or the potential for in -lieu
parking fees in mixed -use projects for residential
developments located within the Mixed/Regional
Commercial and Village Commercial -designations,
where it can be demonstrated that the uses do not
have conflicting peak parking demands.
Program 3.5: Waive or subsidize compliance cost
through incentives to meet the minimum unit size for
single family unit housing projects affordable to
Very Low, Low and Moderate income household-s,
and senior projects.
Policy 4
Promote energy conservation activities in all
neighborhoods.'
Program 4.1: Comply with all adopted Federal and
State actions to promote energy conservation. The
City will follow the statutory requirements of the
1999 California Building Codes to proactively assure
energy conservation in newly developed residential
projects.
Program 4..2.: Promote public awareness of the need
for energy conservation.
Program 4.3: Promote development of public
policies and regulations that achieve a high level of
energy conservation in all new and rehabilitated
housing units. 10
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February 2004
Program 4.4: Encourage maximum utilization of
federal and state programs which assist homeowners
in providing energy conservation measures.. .
AFFORDABLE HOUSING OPPORTUNITIES
GOALS, POLICIES AND PROGRAMS
GOAL 1
Promote and preserve suitable and affordable
housing for households with special housing needs.
GOAL 2
A variety of housing opportunities that
accommodate the needs of all income levels of the
population.
Policy 1
Support innovative public, private and non-profit
efforts in the development of affordable housing,
particularly for the special needs groups.
Program 1.1: Require maintenance ofnew affordable
housing projects within the City through
affordability covenants between the project
proponent and the Redevelopment Agency for a
minimum of 30 years.
Program 1.2: In compliance with California
Community Redevelopment Law, Health and Safety
Code Section 33413, ensure that a minimum of 20
percent of all residential units assisted, subsidized or
constructed by the Redevelopment Agency within
the Redevelopment Project Areas are affordable to
Low and Moderate income households. Of this
proportion, 40 percent are to be targeted for Very
Low income households.
Program 1.3: Continue to stimulate private
developer and non-profit entity efforts in the
development and financing of Low and Moderate
income housing, utilizing the Redevelopment Set
Aside Housing Fund or other resources available
such as HOME funds, CHFA Single Family and
Multi -Family programs; HUD Section 208/811 loans
TN/City of La Quinta
Draft General Plan/h&astructare & Public Services Element
and HOPE II and III Homeownership programs to
partially support the project. The City shall hold
workshops and pre -development meetings with
prospective proponents of affordable housing to
advertise the potential types of financial incentives
available and the types of project characteristics
considered for assistance, in addition to expanding
their website to include a summary of available
assistance programs and requirements.
Policy 2:
Develop and implement regulatory actions that will
advance the production of units affordable to low -
and moderate- income households.
Program 2.1: Consider provision of incentives for
the development of second units, such as fee
waivers, and reduction of enclosed garage
and/parking requirements, and establish.a program
to . inform homeowners and developers of the
opportunity to provide second units.
Program 2.2: To complement the :potential for
increased densities through density transfer for an
individual project within a specific plan, consider
granting additional density over the 25 percent
Density Bonus in non-specific plan areas to
developers who agree to restrict units beyond the
thirty year period, where a minimum of 20 percent
of units proposed would be available to Very Low
income households, or where 30 percent ofthe units
would be for lower income households.
Program 2.3: The Redevelopment Agency should
facilitate discussions between developers and local
banks and encourage the banks to meet their
obligations pursuant to the Community
Reinvestment Act providing favorable financing to
developers involved in projects designed to provide
Low and Moderate income housing opportunities.
Program 2.4: Implement State Density Bonus.
provisions in order to promote flexibility and
accommodate affordable housing.
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February 2004
Program 2.5: Pursue opportunities through the
Redevelopment Agency or through interested
CHDOs and/or non-profit organizations to purchase
affordability covenants on existing single family and
multi -family units for rent, subject to restrictions that
the affordability covenants would be in effect for not
less than 30 years, and that 50 percent of the units
would be affordable , to Very Low income
households.
Program 2.6:. Continue to support the use of Low
Income Tax Credits by the Redevelopment Agency,
where appropriate, to create a financial incentive for
long-term developer compliance with housing
affordability restrictions.
Program 2.7: Encourage non-profit sponsors to
make application for HUD Section 202 allocations
for construction.ofrental housing for seniors and the
handicapped, and take all actions necessary to
expedite processing and approval of such projects,
including the dissemination of information
summarizing all available assistance programs
.(contained as an Appendix to this document),
provision of technical assistance, outreach
workshops, and reference to- CDBG and other
County program contacts.
Program 2.8: The Redevelopment Agency should
maintain a list of mortgage lenders participating in
the California Housing Finance Agency Program.
Policy 3
In order to create affordable housing opportunities,
the City will pursue a variety of forms of private,
local, state and federal assistance to support
development or purchase/rental of housing within
the income limits of lower income households.
Program 3.1: Monitor the availability of funds in the
County's CDBG Housing Loan Fund program, to
assist Non-profit organizations in expenditure of
development fees or infrastructure improvements.
Policy 3.2: Continue cooperation with the Riverside
County Housing Authority to provide Housing
TN/City of La Quinta
Draft General Plan/Infrastructure & Public Services Element
Choice rental assistance to eligible tenant
households, and encourage expansion of the
program by removing infrastructure constraints to
eligibility, as feasible.
Policy 3.3: Apply for HOME , funds for new
construction and acquisition ofland when Notices of
Funding Availability (NOFAs) for funding are issued
through the Riverside Urban County Program in
which the City participates.
Policy-4
Provide increased opportunities for home ownership..
Program 4.1: Continue to utilize the La Quinta
Silent Second Trust Deed program to assist- a
targeted 15 Very Low, Low and Moderate income
households per year.
Program 4.2: Continue to provide favorable home
purchasing options to low and moderate income
households through participation in the Riverside
County First Time Homebuyers Program for Low
and Moderate income households. Publicize to
potential homeowners the availability of the HOME
funded First Time Homebuyers Program.
Program 4.3: The Redevelopment Agency shall
provide technical support and assistance such as, but
not limited to: fee reductions or waivers;
infrastructure improvements and hook-ups; and
architectural and planning assistance to Non -Profit
Organizations and/or private developers applying for
California Housing Finance Agency (CHFA)
program(s) used for the construction of new owner
occupied units in order for projects to meet program
criteria.
Program 4A Continue to work with the Coachella
Valley Housing Coalition (CVHC), Building
Horizons, CVHC and other non-profit organization
to offer sweat equity programs as an option for
owner occupied housing for Low and Moderate
income households.
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February 2004
Program 4.5: Consider implementing a program to
offer shared equity programs with local non -profits,
modeled after the program provided by CVHC.
Program 4.6: Continue to participate in the
Riverside County Mortgage Certificate Program
designed to assist Low and Moderate income first
time homebuyers.
Program 4.7: Investigate the potential to participate
in the. Riverside/SB County Housing and Finance
Agency Lease -to -Own Program which provides
down payment assistance and closing costs for
eligible households up to 140 percent of the median
County income. Strive for a minimum of 5 units
following issuance of the next bond cycle.
Program 4.8: Investigate the feasibility of the
Redevelopment Agency acquiring HUD foreclosure
homes and offering them to residents at prices
affordable to lower and moderate income
households.
Program 4.9: Continue to offer single-family units
purchased by the RDA from Coachella Valley Land
to eligible Very Low income homebuyers. Target
two sales per year.
Program 4.10: Continue to acquire, rebuild and/or
rehabilitate, and sell units to Very Low income
households -through. the Dilapidated Unit
Refurbishment Program.
PRESERVATION AND REHABILITATION OF
HOUSING RESOURCES GOALS, POLICIES
AND PROGRAMS
GOAL 1
Conservation and improvement of the quality of the
existing housing stock and the neighborhoods in
which it is located.
Policy 1
Monitor the quality of the housing stock, on a five
year basis, primary targeting areas south of Calle
TN/City of La Quinta
Draft General Plan4nfrastructure & Public Services Element
Tampico and west of Washington Street, to maintain
an inventory of conditions for all housing units in
these areas.
Program 1.1: Identify substandard housing units in
the City and assist homeowners in applying for
rehabilitation assistance from the City's Residential
Rehabilitation Program, the County of Riverside
Minor and Enhanced Senior Home Repair Programs,
or other available resources.
Program 1.2: Maintain a code enforcement program
to ensure building safety and integrity of residential
neighborhoods. Enforce the building code through
issuance of a permit prior to construction, repair,
addition to, or relocation of any residential structure.
Program 1.3 : Continue to acquire single family. units .
on the open market, substantially rehabilitate them,
and sell them to low income households.
Program 1.4: Continue to administer the Dilapidated
Unit Refurbishment Program which acquires
substandard units and rehabilitates them for purchase
by low income households. As'part of this program,
remove all unsafe, substandard dwellings which
cannot be economically repaired, and replace
demolished units for purchase by low income
households. Target 5 90 units over the planning
period, including 82 modular or site built units
within the Vista Dunes Mobile Home Park.
Program 1.5 : Update the Housing Condition Survey,
originally conducted in 1994, by the end of 2004.
Policy 2
Support and encourage public and private housing
rehabilitation assistance efforts in neighborhoods
where such action is needed to insure preservation
of the living environment.
Program 2.1: Continue to utilize RDA funds under.
the Rental Housing Program to rehabilitate eligible
rental homes in the Cove purchased from Coachella
Valley Land and sell them to Very Low income
households. Target two annually. 13
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Program 2.2: Make available an inventory of, and
facilitate utilization of all federal and state programs
which can assist lower -income homeowners in
rehabilitation efforts to properly maintain their units.
Publicize the availability of improvement programs
for seniors and rental units offered through Riverside
County for low -interest loans to qualifying property
owners or grants to seniors.
Program 2.3: Establish a Tool Lending Program as
part ofthe Residential Rehabilitation Program and/or
encourage Self -Help Neighborhood Improvement
Programs. Promote public awareness ofthe need for
housing and neighborhood conservation through
advertising of the availability' of home repair
information and tool lending.
.Program 2.4: Remove blighting influences from
existing neighborhoods through such programs as
flood prevention projects, extension * of
infrastructure, and provision of properly sized
pipelines for water, sewer, gas and other utilities.
Program 2.5: Pursue opportunities to utilize
available CDBG program and Redevelopment
Affordable Housing Set Aside Funds to acquire
existing housing for rehabilitation purposes to be
made available to Very Low and Low income
households, in which the purchase price covers the
costs of rehabilitation by the City.
Program 2.6: Support the County of Riverside
Department of Community Action (DCA) in
providing utilities and weatherization assistance.
Program 2.7: Provide technical assistance to mobile
home park residents in pursuing. Mobile Home Park
Assistance Program (MPAP) funds, on a request
basis.
TN/City of La Quinta
Draft General Plan&&astructure & Public Services Element
EQUAL HOUSING OPPORTUNITY: GOALS,
POLICIES AND PROGRAMS
GOAL 1
Equal housing opportunity for all residents of La
Quinta, regardless of 'race, religion, sex, marital
status, ancestry, national origin, color. or handicap.
Policy 1
Encourage and support the enforcement of laws and
regulations prohibiting discrimination in lending
practices and in the sale or rental of housing.
Program 1.1: Revise existing Zoning Code
ordinances as necessary during General Plan
consistency review to ensure that none discriminate
against any residential development or emergency
shelter because of method of financing, race, sex,
religion, national origin, marital status, or disability
of its owners or intended occupants.
Program 1.2: Support the activities of the Fair
Housing Program of the County of Riverside.
Policy 2
Remove regulatory constraints that impede equal
opportunity to housing in the City.
Program 2.1: Encourage housing design standards
that promote the accessibility of housing for the
elderly and disabled.
Program 2.2: The City shall analyze requirements in
the Zoning and Building Codes for items that might
pose a constraint to the provision of housing for
persons with disabilities, and establish strategies to
remove such constraints.
Program 2.3 The City will, on a case by case basis,
consider the provision of a variable density bonus
and expedited permit processing for three and four
bedroom unit projects to alleviate overcrowding, in
addition to priority placement in any multi -family
bond program undertaken by the City.
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February 2004
Policy 3
Assist in the provision of housing for residents with
special needs.
Program 3.1: Develop a directory of services and
information to provide referral services to
community organizations and service providers that
address .special needs groups.
Program 3.2: Educate the public on the issue of fair
housing practices by running periodic articles. in the
City newsletter.
Program 3.3: Encourage and support local private
non-profit groups and the Riverside County Housing
Authority in addressing the housing needs of the
homeless and other disadvantaged groups.
Program 3.4: Continue to allow transitional facilities
in M/RC areas and Major Community Facilities
designation subject to conditional.. use permit
approval. Permit emergency shelters in any
commercial designation by right.
INTERAGENCY COORDINATION GOALS,
POLICIES AND PROGRAMS
GOAL 1
Coordination among agencies that address housing
issues.
Policy 1
Coordinate with governmental agencies responsible
for the administration of state regional and federal
housing programs.
Program 1.1: Devote staff and other resources
towards administering and monitoring housing
issues,. legislative requirements and federal, state and
local housing assistance programs.
Program 1.2: Coordinate planning and growth
projections with Riverside County governmental
agencies, SCAG, CVAG and the Riverside County
Housing Authority.
TN/City of La Quinta
Draft General Plandnfrastructure & Public Services Element
Program 1.3: Utilize the Programs Table and
Quantified Objectives as a monitoring program and
report annually to the City Council on the progress
in implementation of programs. Monitor the
implementation of affordable housing programs
affiliated with Redevelopment Plan projects, the
Mixed/Regional Commercial projects developed
under a Specific Plan or development plan, and any
multi -family projects with low income unit assistance
which might be developed.
Program 1.4: Monitor the affordability covenants
and associated affordability requirements resulting
from provisions in the housing element.
Program 1.5: Institute an annual Housing "Fair"
where representatives from non-profit and other
special interest groups are invited, along with
potential developers and the general public to review
what projects are underway in the City, disseminate
information on the -City's programs and
redevelopment activities, and provide a wriiten
handout summary of available federal, state, county
and City programs and forms of assistance
(Appendix A).
Policy 2
Comply with all adopted Federal and State actions
which will create a positive, stable climate for
housing production.
Program 2.1: Monitor the introduction of county,
state and federal housing programs and evaluate the
potential usefulness of these programs to La Quinta
residents. Where appropriate, facilitate the use of
county, state or federal programs which can assist in
development of new housing consistent with
identified City-wide housing needs and adopted local
plans and programs.
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