2008-2014 City of La Quinta General Plan - Housing Element (Superseded 2013)
Adopted by the La Quinta City Council on August 2, 2011
CITY OF LA QUINTA HOUSING ELEMENT UPDATE
PLANNING PERIOD 2006-2014
ADOPTED ON AUGUST 2, 2011
BY THE LA QUINTA CITY COUNCIL
RESOLUTION 2011-072
Prepared for the City of La Quinta by:
The Planning Center
City of La Quinta Housing Element Update Page i
TABLE OF CONTENTS
Section Page
EXECUTIVE SUMMARY ..................................................................................................... ES-1
Purpose ............................................................................................................................... ES-1
Setting.................................................................................................................................. ES-1
Housing Resources ........................................................................................................ ES-2
Housing Plan ..................................................................................................................... ES-3
Quantified Objectives .................................................................................................... ES-6
1.0 INTRODUCTION...................................................................................................... 1-1
1.1 Purpose ................................................................................................................. 1-1
1.2 Consistency with State Planning Law ...................................................... 1-2
1.3 General Plan Consistency .............................................................................. 1-2
1.4 Scope and Content ........................................................................................... 1-3
1.5 Public Participation ......................................................................................... 1-4
2.0 HOUSING VISION STATEMENT........................................................................ 2-1
3.0 COMMUNITY PROFILE ........................................................................................ 3-1
3.1 Population ........................................................................................................... 3-1
3.2 Age Composition ............................................................................................... 3-3
3.3 Race and Ethnicity ........................................................................................... 3-3
3.4 Employment ....................................................................................................... 3-4
3.5 General Income Characteristics ................................................................. 3-6
4.0 HOUSING PROFILE ................................................................................................ 4-1
4.1 Housing Characteristics ................................................................................. 4-1
4.2 Household Characteristics............................................................................ 4-4
4.3 Age and Condition of Housing..................................................................... 4-7
4.4 Rooms per Unit ............................................................................................... 4-11
4.5 Housing Costs and Rents ............................................................................ 4-14
5.0 HOUSING NEEDS .................................................................................................... 5-1
5.1 Overpayment and Housing Affordability ............................................... 5-1
5.2 Overcrowding .................................................................................................... 5-5
5.3 Special Needs ..................................................................................................... 5-7
5.4 Regional Housing Needs ............................................................................. 5-15
6.0 HOUSING CONSTRAINTS .................................................................................... 6-1
6.1 Nongovernmental Constraints ................................................................... 6-1
6.2 Governmental Constraints ........................................................................... 6-3
6.3 Opportunities for Energy Conservation .............................................. 6-37
7.0 HOUSING RESOURCES ......................................................................................... 7-1
7.1 Constructed and Approved Housing Units ............................................ 7-1
7.2 Available Land for Housing .......................................................................... 7-3
7.3 Preservation of Existing Affordable Housing .................................... 7-25
8.0 PRESERVATION OF ASSISTED RESOURCES ............................................... 8-1
9.0 GOALS, POLICIES, AND PROGRAMS ............................................................... 9-1
Table of Contents
Page ii December 2010
9.1 Adequate Sites for Housing ......................................................................... 9-1
9.2 Assist in the Development of Affordable Housing ............................. 9-6
9.3 Removal of Governmental Constraints to Housing ......................... 9-11
9.4 Preservation and Rehabilitation of Housing Stock ......................... 9-13
9.5 Equal Housing Opportunity....................................................................... 9-15
9.6 Energy and Water Conservation ............................................................. 9-19
9.7 2006–2014 Quantified Objectives .......................................................... 9-22
APPENDICES
Appendix A: Past Accomplishments and Effectiveness
of the 1998–2005 Housing Element
Appendix B: Public Participation Materials
Appendix C: Vacant and Underutilized Land
Inventories
City of La Quinta Housing Element Update Page iii
LIST OF FIGURES
Figure Page
Figure H-1 Vacant and Underutilized Land Inventory Map .............................. 7-23
LIST OF TABLES
Table Page
TABLE HES-1 Quantified Objectives 2006–2014 ...................................... ES-6
TABLE H-1 Population Growth ....................................................................... 3-2
TABLE H-2 Population Growth In Coachella Valley Cities .................. 3-2
TABLE H-3 Age Distribution ............................................................................ 3-3
TABLE H-4 1980–2000 Ethnic Background of Population ................. 3-4
TABLE H-5 Employment by Industry ........................................................... 3-5
TABLE H-6 Major Employers La Quinta Community Area .................. 3-6
TABLE H-7 2000 Household Income Estimates ...................................... 3-7
TABLE H-8 Income Limits by Household Size, 1999 And
2008 .................................................................................................... 3-8
TABLE H-9 Households by Income Category, 2000 ............................... 3-8
TABLE H-10 Total Housing Stock 2000 to 2007 ........................................ 4-2
TABLE H-11 Total Dwelling Units by Type of Structure 2000
to 2007 .............................................................................................. 4-2
TABLE H-12 Historic Record of Housing Development .......................... 4-3
TABLE H-13 Total Households, 2000 and 2007 ......................................... 4-5
TABLE H-14 Household Size, 2000 and 2007 ............................................. 4-5
TABLE H-15 Housing Tenure and Vacancy .................................................. 4-7
TABLE H-16 Age of Housing Stock in La Quinta ......................................... 4-8
TABLE H-17 Bedrooms Per Unit, 1990–2000 .......................................... 4-13
TABLE H-18 Bedrooms in Dwelling Unit by Tenure, 2000 ................ 4-13
TABLE H-19 Sample Resale Prices of Single-Family Homes
and Condominiums ................................................................... 4-15
TABLE H-20 Sample New Market Rate Housing Prices ....................... 4-16
TABLE H-21 Sample Rental Costs .................................................................. 4-18
TABLE H-22 Overpayment by Income Category and
Household Type ............................................................................. 5-3
TABLE H-23 Affordable Housing Costs by Annual Income.................... 5-4
TABLE H-24 Overcrowding ................................................................................. 5-6
TABLE H-25 Senior Households by Size/Type ........................................... 5-8
TABLE H-26 Disability Limitation by Age .................................................. 5-10
TABLE H-27 Large Households by Tenure ................................................ 5-11
Table of Contents
Page iv December 2010
TABLE H-28 Single Parent Households 2000 ........................................... 5-12
TABLE H-29 Coachella Valley Homeless Shelter Resources
2007 ................................................................................................. 5-15
TABLE H-30 2006–2014 Regional Housing Needs Assessment ....... 5-16
TABLE H-31 Residential General Plan and Zoning Districts ................ 6-5
TABLE H-32 2008 Residential Development Standards ...................... 6-11
TABLE H-33 2008 Permitted Residential Uses by Residential
Zoning District ............................................................................. 6-12
TABLE H-34 2008 Permitted Residential Uses by
Nonresidential Zoning District ............................................. 6-13
TABLE H-35 Parking Requirements for Residential Uses ................... 6-17
TABLE H-36 Local Development Processing Times ............................... 6-20
TABLE H-37 State Development Processing Time Limits ................... 6-20
TABLE H-38 Impact Fees Per Unit of Development ............................... 6-25
TABLE H-39 Development Fees for Typical Single-Family and
Multifamily Homes .................................................................... 6-26
TABLE H-40 Planning Department Fee Schedule ................................... 6-27
TABLE H-41 Projection of Available Low & Moderate Housing
Set-Aside Funds .......................................................................... 6-35
TABLE H-42 Constructed, Approved, and Pending Residential
Projects January 2006 to September 2007 ....................... 7-3
TABLE H-43 Vacant Land Inventory Summary.......................................... 7-5
TABLE H-44 Underutilized Land Inventory Summary ......................... 7-11
TABLE H-45 Accommodating the RHNA ..................................................... 7-11
TABLE H-46 Assisted Multifamily Project Inventory .............................. 8-1
TABLE H-47 Quantified Objectives 2006–2014 ...................................... 9-23
TABLE C-1 Draft Vacant Land Inventory ........................................................ 3
TABLE C-2 Draft Underutilized Land Inventory ........................................ 6
City of La Quinta Housing Element Update Page ES-1
0.0 EXECUTIVE SUMMARY
Purpose
The Housing Element of the La Quinta General Plan establishes the City’s policy
relative to the maintenance and development of housing to meet the needs of
existing and future residents. Jurisdictions within the Southern California
Association of Governments (SCAG) region must complete the statutory housing
element update for a seven-and-one-half-year planning period that extends
from January 1, 2006, through June 30, 2014.
The 2006 Regional Housing Needs Assessment (RHNA) proposes that La Quinta
provide the regulatory framework to facilitate the development of new housing
units potentially affordable to a range of income levels. The City’s RHNA is 4,327
units for the 2006–2014 planning period. The RHNA includes housing planning
goals for very low, low, moderate, and above moderate income households.
The City’s RHNA by affordability level is 1,065 units of housing affordable to
very low income households, 724 affordable for low income households, 796
affordable for moderate income households, and 1,741 above moderate income
units. The housing element demonstrates the land resources, financial
resources, market trends, and governmental efforts that have the potential to
facilitate and encourage housing development and rehabilitation to meet the
RHNA.
Setting
The City of La Quinta is one of nine cities in the Coachella Valley. A world-
renowned vacation destination, La Quinta’s population varies by season. La
Quinta’s permanent population is estimated at 31,641 persons in 2007, with a
seasonal population of 9,451 (for a total of 41,092), based on a City-sponsored
market analysis.
La Quinta households are generally wealthier than other areas of Riverside
County. The median household income of La Quinta in 2000 was $54,552,
significantly higher than the Riverside County median household income of
$42,887. Since 2000, the median income for residents in has increased, with the
2004 median family income reported as $54,300 for the County of Riverside and
$62,500 for the City of La Quinta. For 2008, the US Department of Housing and
Urban Development (HUD) reported the median family income for the County
of Riverside as $62,000. Although data on median income for the City of La
Quinta is not available for 2008, it is generally assumed that the income trends
for the City mirror those seen in 2004.
Executive Summary
Page ES-2 December 2010
This income trend is related to the types of new housing available in La Quinta.
La Quinta is home to many new amenity-rich master planned communities.
Based on DOF records, the construction of single-family homes has continued to
rise over the years. Although the number of multifamily units in the City more
than doubled from 2000 to 2007, multifamily units continue to represent less
than 8 percent of the total housing stock.
Housing affordability is a major concern in La Quinta. Older neighborhoods and
multifamily housing provide the bulk of housing opportunities for moderate
income households in La Quinta. Lower income households and special needs
groups benefit from the City’s affordability restrictions on employee quarters
and guest houses and Redevelopment Agency (Agency) activities.
The recent downturn of the housing market has resulted in greater affordability
in La Quinta. Much like other communities in the Coachella Valley, since 2006
the City’s housing stock has provided a wide range of pricing options due to an
oversupply of housing and foreclosures. While there are still multimillion dollar
homes for sale, there are also new and fairly new homes for sale at prices far
less than their original value.
Housing Resources
California housing element law allows local governments to obtain credit
toward its RHNA housing goals in three ways: constructed and approved units,
vacant and underutilized land, and the preservation of existing affordable
housing.
City building permit records show that 5,708 homes were constructed or
approved for construction between January 2006 and September 2007. The
majority of units were in single-family detached developments, with
approximately half entitled through specific plans. Including several restricted
affordable housing projects. Combined, the constructed, approved, and pending
projects will create 576 lower income and 569 moderate income housing units.
The City is still responsible for identifying land that can accommodate 1,213
units affordable to lower income households and 227 units affordable to
moderate income households within the current planning period (a total of
1,440 units).
Vacant and underutilized lands are important housing resources. The housing
element identifies 146.7 vacant acres with a total expected yield, at a realistic
capacity established based on existing development trends, of 1,500 units.
The underutilized land inventory identifies 206.9 acres of underutilized land
that could accommodate new housing during the planning period. The total
expected yield of these sites, at a realistic capacity established based on existing
development trends and densities, is 2,112 units.
City of La Quinta Housing Element Update Page ES-3
Moderate income households may, in part, be served by new market-rate rental
housing. For example, between 2006 and September 2007 at least 375 market-
rate rental units were constructed that provide housing affordable to moderate
income households. Another important resource for moderate and lower
income housing in La Quinta is the Agency and its nonprofit partners.
The Agency has a positive track record of collaborating with nonprofit
organizations to purchase, rehabilitate, or construct restricted affordable rental
and ownership housing. With an estimated $182 million to leverage for housing
assistance during the planning period, the Agency will play a vital role in
meeting the City’s housing needs. The Agency is in the process of acquiring
vacant and underutilized sites for future affordable housing projects.
Housing Plan
The housing element sets forth a comprehensive housing plan consisting of
goals, policies, and programs to address existing and projected housing needs.
The detailed programs provided are designed to identify sites to meet or exceed
the RHNA, assist the development of affordable housing, remove governmental
constraints to housing, preserve the existing housing stock, provide equal
housing opportunities, and promote energy and water conservation in
residential uses.
Adequate Sites for Housing
GOAL 1.1: Provide housing opportunities that meet the diverse
needs of the City’s existing and projected population.
Policy 1.1: Identify adequate sites to accommodate a range of product types,
densities, and prices to address the housing needs of all household types,
lifestyles, and income levels.
Policy 1.2: Focus housing growth within existing City boundaries until it is
necessary to pursue annexation or development in planning areas for affordable
housing.
Policy 1.3: Direct new housing development to viable areas where essential
public facilities can be provided and employment opportunities, educational
facilities, and commercial support are available.
Policy 1.4: Support the construction of new affordable housing by rezoning,
where appropriate and desirable, to permit higher density residential
development.
Policy 1.5: Pursue land banking opportunities for housing that exceeds the
2006–2014 RHNA.
Executive Summary
Page ES-4 December 2010
Assist in the Development of Affordable Housing
GOAL 2.1: Assist in the creation and provision of resources to
support housing for lower and moderate income households.
Policy 2.1: Increase housing choices for lower and moderate income
households.
Policy 2.2: Support public, private, and nonprofit efforts in the development of
affordable housing.
Policy 2.3: Pursue a variety of forms of private, local, state, and federal
assistance to support development of affordable housing.
Removal of Governmental Constraints to Housing
GOAL 3.1: Create a regulatory system that does not unduly
constrain the maintenance, improvement, and development of
housing affordable to all La Quinta residents.
Policy 3.1: Remove unnecessary regulatory constraints to enable the
construction or rehabilitation of housing that meets the needs of La Quinta
residents, including lower income and special needs residents.
Policy 3.2: Coordinate the development of affordable housing with the
provision of key utilities to ensure prompt and adequate service.
Policy 3.3: Incentivize the development of affordable housing to facilitate the
development of housing for the City’s lower and moderate income households
Preservation and Rehabilitation of Housing Stock
GOAL 4.1: Conserve and improve the quality of existing La Quinta
neighborhoods and individual properties.
Policy 4.1: Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
Policy 4.2: Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
Policy 4.3: Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and physically
sound.
Policy 4.4: Enhance neighborhoods that presently provide affordable housing
with drainage, lighting and landscape amenities, and parks and recreation areas.
City of La Quinta Housing Element Update Page ES-5
Equal Housing Opportunity
GOAL 5.1: Provide equal housing opportunities for all persons.
Policy 5.1: Provide the regulatory framework to create an environment in
which housing opportunities are equal.
Policy 5.2: Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental of
housing.
Policy 5.3: Encourage support services for the Coachella Valley’s senior and
homeless populations through referrals and collaborative efforts with non-
profits and other jurisdictions.
Policy 5.4: Assist in the creation of a continuum of care for the homeless
population and those transitioning into permanent housing.
Policy 5.5: Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing and
promoting universal design.
Energy and Water Conservation
GOAL 6.1: Provide a regulatory framework that facilitates and
encourages energy and water conservation through sustainable
site planning, project design, and green technologies and building
materials.
Policy 6.1: Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
Policy 6.2: Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
Policy 6.3: Encourage and enforce green building regulations or incentives that
do not serve as constraints to the development or rehabilitation of housing.
Policy 6.4: Focus sustainability efforts on measures and techniques that also
assist the occupant in reducing energy costs; therefore reducing housing costs.
Policy 6.5: Use and encourage emerging technologies to reduce high demands
for electricity and natural gas including use of passive solar devices and where
feasible other renewable energy technologies (e.g., biomass, wind, and
geothermal).
Executive Summary
Page ES-6 December 2010
Quantified Objectives
The goals, policies, and programs will guide housing-related decision making
and facilitate attainment of the 2006–2014 RHNA housing targets. As shown in
Table HES-1, constructed units and approved units make up the bulk of new
construction counted toward the RHNA. The development potential of vacant
and underutilized land is also important for exceeding the RHNA. Continued
development of second units and rent-free guest/employee quarters will
further supplement the affordable housing stock.
Special programs for housing assistance and rehabilitation will help meet the
City's housing needs. Although home and neighborhood improvement projects
do not always count toward the RHNA, the City looks forward to assisting
property owners and collaborating agencies in facilitating these beneficial
programs.
TABLE HES-1 Quantified Objectives 2006–2014
Type of Housing
Extremely
Low Very Low Low Moderate
Above
Moderate Total
New Construction
New Units 200 400 300 700 6,000 7,600
City Rehabilitation/Improvement Assistance 1, 2
4.1 Residential Rehabilitation 10 10 0 0 20
6.4 Landscape Water Management 15 15 15 5 50
1 Other programs are proposed to assist the rehabilitation and improvement of housing in La Quinta, however, at this time many programs do
not have quantified objectives. For example, it is currently unknown how many La Quinta households will utilize County of Riverside
rehabilitation grants, how much money may be available from new state and federal resources, and there are not any unit targets by income
level for housing condition monitoring. Quantified objectives will be created as funds are secured.
2 No conservation goals are provided because no assisted units are at-risk of conversion within ten years of the planning period. Please refer
to Section 8.0 Preservation of Assisted Resources.
City of La Quinta Housing Element Update Page 1-1
1.0 INTRODUCTION
1.1 Purpose
The Housing Element of the La Quinta General Plan establishes the City’s policy
relative to the maintenance and development of housing to meet the needs of
existing and future residents. These policies will guide City decision making and
set forth a housing action program through 2014. These commitments are an
expression of the desire of the City of La Quinta to enable the obtainment of
adequate housing for every La Quinta resident. The City’s housing policy is in
line with the statewide housing goal of “attainment of decent housing and a
suitable living environment for every California Family.”
The purpose of the Element is to establish official policy which:
1. Identifies existing and projected housing needs, and inventories resources
and constraints that are relevant to meeting these needs. The assessment
and inventory include:
■■ Community Profile
■■ Housing Profile
■■ Land Resource Inventory
■■ Governmental and Nongovernmental Constraints Analysis
■■ Analysis of Special Needs Housing
■■ Identification of Assisted Units “At Risk” of Conversion
2. Identifies the community’s goals, objectives, and policies relative to the
preservation, improvement, and development of housing.
3. Sets forth a schedule of actions (programs) the City of La Quinta (the City) is
undertaking or intends to undertake to implement the policies and achieve
the goals and objectives of the Housing Element through the administration
of land use controls, provision of regulatory concessions and incentives, and
the utilization of appropriate federal and state subsidy programs.
The Housing Element has been designed to address key housing issues in the
City. These issues include appropriate housing types to meet the needs of all
segments of the community while maintaining a low density character,
provision of affordable housing for special needs groups in the community, and
the maintenance of the existing housing stock.
Introduction
Page 1-2 December 2010
1.2 Consistency with State Planning Law
The Housing Element is one of the seven General Plan elements mandated by
the State of California. Sections 65580 to 65589.8 of the California Government
Code contain the legislative mandate for the housing element. State law requires
that the City’s Housing Element consist of “identification and analysis of existing
and projected housing needs and a statement of goals, policies, quantified
objectives, financial resources, and scheduled programs for the preservation,
improvement and development of housing.”
State law also requires that the City evaluate its housing element approximately
every eight years to determine its effectiveness in achieving City and statewide
housing goals and objectives, and to adopt an updated Element that reflects the
results of this evaluation. Jurisdictions within the Southern California
Association of Governments (SCAG) region must complete the statutory update
for a seven-and-one-half-year planning period that extends from January 1,
2006, through June 30, 2014. This is a comprehensive update to the City of La
Quinta’s Housing Element to bring it into compliance with state housing law and
to meet the SCAG region update requirement.
State law is very specific on the content of the Housing Element and makes it
clear that the provision of affordable housing is the responsibility of all local
governments. The City is expected to contribute toward regional housing needs
and to contribute to the attainment of state housing goals.
1.3 General Plan Consistency
The Housing Element is one of 9 elements of the La Quinta General Plan. The
goals, policies, standards and proposals within this element shall relate directly
to and shall be consistent with all other elements. The City’s Housing Element
identifies programs and resources required for the preservation, improvement,
and development of housing to meet the existing and projected needs of its
population.
The Housing Element is affected by development policies contained in the Land
Use Element, which establishes the locations, types, intensity, and distribution
of land uses throughout the City and defines the buildout land use scenario. In
designating total acreage density of residential development, the Land Use
Element places an upper limit on the number and types of housing units
constructed in the City. The acreage designated for a range of commercial and
office uses creates employment opportunities for various income groups. The
presence and potential for jobs affects the current and future demand for
housing at the various income levels in the City.
The Circulation Element also affects the implementation of the Housing
Element. The Circulation Element establishes policies for providing essential
streets and roadways to all housing that is developed. The policies that are
City of La Quinta Housing Element Update Page 1-3
contained in the other elements of the General Plan affect the quality of life of
the citizens of the City through the control of the amount and variety of open
space and recreation areas, acceptable noise levels in residential areas, and
programs to provide for the safety of the residents.
The Housing Element utilizes the most current data available. It includes 1990
and 2000 Census data, 2007 California Department of Finance (DOF) data, 2000
Comprehensive Housing Affordability Strategy data, field surveys for housing
conditions, data generated from the 2002 General Plan Update, and 2007 SCAG
Housing needs data, and is consistent with existing and projected population,
employment, and housing figures presented by county, state, and national
agencies.
1.4 Scope and Content
This Housing Element updates the Housing Element adopted by the City in
November, 2004. The Housing Element is organized in the following manner:
1. Introduction: A statement of the purpose of the Housing Element and
statutory requirements, a statement of the relationship between the
Housing Element and other General Plan elements, the scope, content and
organization of the Element, and a summary of the public participation
process.
2. Housing Vision Statement: A statement describing the future vision of
housing in La Quinta as developed by the citizens and elected officials of the
City. The policies in the Housing Element are designed to bring this vision to
fruition.
3. Community Profile and Housing Profile: A discussion of the characteristics
of the population, households, and housing stock in La Quinta, including
growth and affordability trends.
4. Housing Needs: An analysis of groups in the City that may have special
housing needs, the implications of the affordability of housing stock in
relation to household income, and projected housing needs.
5. Housing Constraints: A discussion of governmental and nongovernmental
constraints to the development of housing and opportunities for energy
conservation in residential planning, design, construction, and
rehabilitation.
6. Housing Resources: An inventory of constructed and approved units, land
available for residential development, and underutilized sites available for
residential redevelopment, and an analysis of the ability of these projects
and sites to meet the Regional Housing Needs Assessment (RHNA).
Introduction
Page 1-4 December 2010
7. Preservation of Assisted Resources: A description of any assisted,
affordable multifamily units that are eligible to convert to market rate
within 10 years of the planning period.
8. Goals, Policies, and Programs: A description of housing goals, policies, and
programs responsive to the City’s current and projected housing needs.
Also included is a summary of the City’s quantified objectives for new
residential construction, rehabilitation, and financial assistance during the
planning period.
APPENDICES
A. Evaluation of Past Element: A summary of the achievements and an
evaluation of the effectiveness of the past Housing Element.
B. Public Participation Materials: A summary and reproduction of the public
participation materials and efforts that were a part of the housing element
update process.
C. Vacant and Underutilized Land Inventories: The detailed descriptions of
sites identified in the vacant and underutilized land inventories.
D. Endnotes: A listing of endnotes referenced throughout the Housing
Element.
1.5 Public Participation
The California Government Code requires that local governments make a
diligent effort to achieve public participation from all economic segments of the
community in the development of the housing element. The City’s public
outreach efforts focused on a combination of stakeholder interviews, a
community housing forum (including participating stakeholders), housing
questionnaires, information dissemination through the City’s website, and
public hearings. Together, this input helped the City understand and respond to
the housing needs of the community.
Stakeholder Interviews
Due to the Housing Element’s focus on the provision of affordable housing,
organizations related to low income housing were contacted to gain further
insight into the housing needs facing La Quinta. More specifically, the following
organizations were contacted.
■■ Coachella Valley Housing Coalition
■■ Urban Housing Communities
■■ Desert Alliance for Community Empowerment/ Rancho Housing
Alliance
City of La Quinta Housing Element Update Page 1-5
■■ Habitat for Humanity
■■ County of Riverside Office on Aging
■■ Housing Authority of Riverside County/Department of Public Social
Services
■■ Fair Housing Council of Riverside County
■■ Coachella Valley Rescue Mission
■■ Shelter from the Storm
Input from these interviews revealed the optimal sizes of affordable housing
projects (50–80 units) and that the City’s maximum density of 16 units per acre
is not a constraint to the production of affordable housing. The City was praised
for its long-standing regulatory and financial assistance and organizations
encouraged the City to continue to acquire raw and improved land (particularly
in the current relatively depressed market) to assist future affordable housing
projects. While the organizations themselves were already incorporating green
building techniques, they welcomed the introduction of a more formalized City
program.
Each affordable housing developer or special needs provider indicated a strong
willingness to participate in mixed-income projects and partner with each
other, private developers, other nonprofits, and the City.
Community Housing Forum
As part of the City of La Quinta’s Housing Element update process, a Community
Housing Forum was held on July 24, 2008, at the La Quinta Library. The intent
was to obtain the community’s input as to the perceived housing needs, issues
and concerns of residents, and others interested in housing opportunities in La
Quinta. The forum was conducted as an open house, with attendees coming and
going during the forum’s two-hour window. Approximately 35–40 persons
attended, with an average of about 15–20 in attendance at any one time.
The forum was well advertised, with loose-leaf inserts placed in the La Quinta
Sun, a weekly supplement to The Desert Sun newspaper, which focuses on
stories and events of direct interest to La Quinta residents and has a circulation
of 20,000. The insert was two-sided, with an announcement about the forum on
one side and a questionnaire on housing issues on the other side. The forum
was also announced on Spanish and English radio, with brief articles in The
Desert Sun Public Record, The Desert Sun newspaper and website, and the City
newsletter, the La Quinta City Report. The 2006–2014 draft Element, forum
flyer, and questionnaire were also posted on the City of La Quinta website.
Outreach materials were sent to the La Quinta Cove Association, which
represents approximately 3,500 households in the two-square mile La Quinta
Cove area, local housing service providers, major employers, and the Chamber
of Commerce. The purpose of distributing to major employers and the Chamber
of Commerce was to target low income workers, a group that is often left out of
the housing element process.
Introduction
Page 1-6 December 2010
The following housing and community service organizations attended and
participated by answering questions and providing handout materials:
■■ Coachella Valley Housing Coalition
■■ Coachella Valley Rescue Mission
■■ Desert Alliance for Community Empowerment/ Rancho Housing
Alliance
■■ City of La Quinta Community Services Department
■■ Habitat for Humanity (provided handouts, but a representative could
not attend)
A “poker chip” survey, based on the six issues listed in the questionnaire, was
set up, whereby attendees ranked the importance of each issue by placing
colored chips in the bin representing that issue, one chip per bin by each
participant. The forum’s survey augmented the 22 questionnaires submitted by
mail or electronically.
The poker chip survey issues and vote tallies are shown below. The number of
chips cast for each issue is listed in order from most to least importance (very
important/somewhat important/not important):
■■ Maintaining and improving existing neighborhoods (12/4/2)
■■ Providing a range of housing types (10/3/1)
■■ Ensuring that your children can live in and enjoy La Quinta (5/6/0)
■■ Increasing rental housing opportunities (3/7/1)
■■ Assisting La Quinta’s workforce in finding quality housing in the
community (8/3/3)
■■ Creating walkable neighborhoods (14/0/1)
The responses to the written questionnaires indicated that:
■■ The City should increase code enforcement activities to ensure safety
and livability.
■■ There is significant demand for affordable senior housing, especially in
the form of low maintenance apartments.
■■ Workforce and special needs housing should be a high priority for
future development projects.
■■ The City should maintain low building heights and preserve the existing
community character and views.
The City prepared and provided several handouts at the Forum:
■■ Bilingual questionnaire (English & Spanish)
■■ Question and answer handout entitled “What is a Housing Element?”
■■ A comment form
City of La Quinta Housing Element Update Page 1-7
■■ 8.5” x 11” copies of the PowerPoint presentation and display boards
A PowerPoint slide presentation was prepared that focused on the City’s
characteristics and how the Housing Element should respond to provide
adequate housing for all residents and income levels. Several residents
completed questionnaires and comment forms at the Forum and submitted
them to staff.
In addition, all of these materials were available on the City of La Quinta
Planning Department website throughout the remainder of the update process
so that further comments could be obtained. Appendix B provides compressed
versions of these materials.
Public and stakeholder input directed the creation of several programs
including those that expand pedestrian-oriented mixed-use housing
opportunities, monitor the condition of the housing stock, and facilitate special
needs housing in La Quinta.
State Review and Public Hearings
The Draft Housing Element was circulated to the general public for review and
comment in March 2009, with a focused mailing to those organizations
interviewed and those that participated in the forum. The Draft Element was
then submitted to the California Department of Housing and Community
Development (HCD) for review and certification. The City has received and
responded to review comments from HCD, including several conversations to
clarify the City’s approach and to address the concerns expressed by HCD.
Finally, once the document has been certified by HCD, the Housing Element
Update will involve a publicly noticed public hearing before both the Planning
Commission and City Council, with the documents available for public review at
City Hall and on the City’s website.
Introduction
Page 1-8 December 2010
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City of La Quinta Housing Element Update Page 2-1
2.0 HOUSING VISION STATE MENT
A Housing Vision Statement was developed based on the key housing issues and
through cooperation of the citizens and elected officials of the City of La Quinta.
The housing policies and programs included in this Housing Element are
designed to bring this vision to fruition.
“The City of La Quinta’s vision of the future for housing focuses on
encouraging the provision of suitable housing for all City residents while
maintaining and enhancing the City’s high quality of life for its residents.
Through its housing programs, the City will facilitate the maintenance
and improvement of its existing housing stock resources, and encourage
the production of a variety of new housing to meet residents’ needs,
while preserving the overall character of the City.”
Housing Vision Statement
Page 2-2 December 2010
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City of La Quinta Housing Element Update Page 3-1
3.0 COMMUNITY PROFILE
The housing needs of the City are determined by characteristics of the
population (age, household size, employment, and ethnicity) and the
characteristics of housing available to that population (i.e., number of units,
tenure, size, cost, etc.). This section explores the characteristics of the existing
and projected population and housing stock in order to identify potentially
unmet housing needs in La Quinta. This information provides direction in
updating the City’s Housing Element goals, policies, and programs.
3.1 Population
The City of La Quinta is one of nine cities in the Coachella Valley subregion of
Riverside County. The Coachella Valley includes the cities of Cathedral City,
Coachella, Desert Hot Springs, Indian Wells, lndio, La Quinta, Palm Desert, Palm
Springs, and Rancho Mirage, as well as large areas of unincorporated Riverside
County.
La Quinta ranks high in population growth among California’s 471 cities. During
the 1990s, the population of La Quinta grew by 111.3 percent, making it the
fastest growing city in the Coachella Valley (see Table H-1). The number of
residents in the City increased from 11,215 to 23,694 between 1990 and 2000.
The population further increased to 41,092 by 2007, a smaller but still
significant increase of 73.4 percent.
During the 1990s, the population of incorporated areas of the Coachella Valley
increased 40.3 percent, from 182,348 in 1990, to 255,790 by 2000. From 2000
to 2007 the area grew from 255,788 to 350,879, a 37.2 percent increase. La
Quinta’s share of the incorporated Valley population increased from 6.2 percent
in 1990, to 9.3 percent in 2000, and finally to 11.7 percent in 2007. The County
of Riverside experienced significant population growth as well, increasing from
1,110,021 in 1990 to 1,545,387 in 2000, a 39.2 percent increase. From 2000 to
2007 the population increased by 35.1 percent.
La Quinta’s permanent population is estimated at 31,641 persons in 2007, with
a seasonal population of 9,451, based on a City-sponsored market analysis. The
Southern California Association of Governments (SCAG) has also developed
demographic forecasts. With a 2030 population estimate of 56,866, the SCAG
forecasts indicate that the City is expected to continue to grow at a healthy rate,
with an anticipated increase of almost 40 percent between 2007 and 2030.
The absolute increase in population for cities in the Coachella Valley (see Table
H-2) provides another perspective for analysis when size is taken into
consideration. For example, Indio grew by the greatest number of people from
2000 to 2007, with an increase of approximately 28,030 people. La Quinta
Community Profile
Page 3-2 December 2010
experienced the second largest numerical increase, with an added population of
17,398. Notably, population in the unincorporated areas of the Coachella Valley,
comprising numerous locations scattered throughout the Valley, also
experienced growth during the 2000s, although at a slower pace than the
incorporated cities.
TABLE H-1 Population Growth
City/Region 1990 2000
Census
2007
DOF
1990–2000 2000–2007
% # % #
La Quinta 11,215 23,694 111.3 12,479 41,092 73.4 17,398
Coachella Valley 177,670 255,788 44.0 78,118 350,879 37.2 95,091
Riverside County 1,110,021 1,545,387 39.2 435,366 2,031,625 31.5 486,238
Source: 1990 and 2000 Census; DOF 2007
TABLE H-2 Population Growth In Coachella Valley Cities
City 1990 2000
Census
2007
DOF
Change 1990–2000 Change 2000–2007
% # % #
Cathedral City 30,085 42,647 41.8 12,562 52,115 22.2 9,468
Coachella 16,896 22,724 34.5 5,828 38,486 69.4 15,762
Desert Hot Springs 11,668 16,582 42.1 4,914 23,544 42.0 6,962
Indian Wells 2,480 3,816 53.9 1,336 4,942 29.5 1,126
Indio 36,793 49,116 33.5 12,323 77,146 57.1 28,030
La Quinta 11,215 23,694 111.3 12,479 41,092 73.4 17,398
Palm Desert 23,252 41,155 77.0 17,903 49,752 20.9 8,597
Palm Springs 40,181 42,807 6.5 2,626 46,858 9.5 4,051
Rancho Mirage 9,778 13,249 35.5 3,471 16,944 27.9 3,695
Total 182,348 255,790 40.3 73,442 350,879 37.2 95,089
Source: 1990 and 2000 Census; DOF 2007
Seasonal Population
The seasonal or part time resident population is not included in the population
estimates compiled by the Census Bureau because people are classified
according to the location of their primary residence. The California Department
of Finance (DOF) provides a yearly estimate of total built housing units and an
estimate of the number of vacant units. In resort communities like La Quinta,
the number of vacant units reflects the number of units that are not occupied
City of La Quinta Housing Element Update Page 3-3
year round, as well as those that are ready for year round occupancy but as yet
have not been inhabited.
According to the DOF, the vacancy rate for La Quinta has remained constant at
28.5 percent from 2000 to 2007. From the DOF data, it is estimated that the
City’s seasonal population grew from approximately 6,753 in 2000 to 9,451 in
2007. In 2007 this translates into approximately 3,321 households that live
seasonally in La Quinta, but have a primary residence elsewhere.
3.2 Age Composition
Table H-3, Age Distribution, shows the change in age groups from 1990 to 2000.
In 2000, children (ages 0–17) comprised 29 percent of the population, adults
(ages 18–64) represented 57 percent and senior citizens (ages 65 and over)
made up 14 percent.
In 2000, the median age in La Quinta was 36.4 years, several years older than
Riverside County and the State of California averages of 33.1 and 33.3 years
respectively. The abundance of recreation amenities in La Quinta and the dry,
sunny weather help attract seniors to the community.
Table H-3 indicates that the rate of growth in each of the age groups remained
fairly constant over the period from 1990 to 2000, with the growth in the 65+
age category showing a slight increase compared to 1990. This trend differs
from the rest of the Coachella Valley, where between 1990 and 2000 the rate of
residents under the age of 18 grew much faster than the rate of residents above
the age of 65.
TABLE H-3 Age Distribution
Year 0–17 % 18–65 % 65+ % Total
1990 3,355 30 6,787 61 1,073 10 11,215
2000 6,905 29 13,616 57 3,173 13 23,694
Source: 1990 and 2000 Census
3.3 Race and Ethnicity
The US Census provides statistics regarding the race and ethnicity of a city’s
population. Although the number of minority residents in La Quinta increased
between 1990 and 2000, the City is primarily made up of persons classified as
“White, not of Hispanic Origin” (see Table H-4).
Mirroring a broader trend in the Coachella Valley, La Quinta has seen an
increase in their population of Hispanic residents. In Coachella Valley, the
Community Profile
Page 3-4 December 2010
proportion of Hispanic residents increased from about 38 percent in 1990 to 44
percent in 2000; in La Quinta, the 1990 Hispanic population was 26 percent of
the total population, increasing to approximately 32 percent by 2000.
Table H-4 highlights the ethnic distribution of the population for 1990 and
2000. In 2000 slightly over one-third of the City’s total population was
minorities, comparable to less than a third in 1990, and just over one-fifth in
1980. Hispanic residents, 7,486 people, are approximately 86 percent of the
minority population in La Quinta. Most significantly, the number of Hispanic
residents in La Quinta tripled from 1980 to 1990, and then doubled again from
1990 to 2000. La Quinta is becoming a more ethnically diverse community.
TABLE H-4 1980–2000 Ethnic Background of Population
Ethnic Group
1980 1990
% Change
1980–1990
2000 %
Change
1990–2001
%
Change
1980–2001 # % # % # %
Caucasian 4,683 78.9 7,804 69.6 -9.3 14,944 63.2 -6.4 -15.7
Hispanic 1,097 18.5 2,944 26.3 +7.8 7,486 31.6 +5.3 +13.1
African American 76 1.2 180 1.6 +0.4 226 1.0 -0.6 -0.2
Native American 26 0.4 117 1.0 +0.6 37 0.1 -0.9 -0.3
Asian/Pacific Islander 57 1.0 170 1.5 +0.5 535 2.3 +0.8 +1.3
Other N/A N/A N/A 426 1.9 N/A N/A
To tal 5,939 100.0 11,215 100.0 ---- 23,654 100.0 ---- ---
Source: 1980, 1990, and 2000 Census; Coachella Valley Association of Governments
Note: Population numbers may seem distorted because the US Census does not consider Hispanic ancestry to be a race. For this reason, some
Hispanics choose to list themselves under other races.
1 % change presented in terms of proportional representation in the population, not of numerical increase
3.4 Employment
The economy of the Coachella Valley was traditionally agriculture-driven, but
agriculture is steadily being replaced by tourism and residential uses.
Although employment patterns typically induce housing demand, the regional
economy of the Coachella Valley differs from most parts of the state. Here,
employment is created by housing demand, manifested in the construction and
staffing of resorts and second homes. Tourist and resort development are
leading indicators to predict employment and housing demand. Although a
tourist economy is seasonal, in the Coachella Valley it is generally stable and
does not suffer the severe effects of recessions as do other regions dependent
on manufacturing and consumer related goods. And with the benefit of desert
weather, the resorts in the La Quinta area are increasingly operating year
round. There is, however, some seasonal fluctuation in the labor market, which
can further compound the problem of economic stability in the lower income
City of La Quinta Housing Element Update Page 3-5
sectors of the labor force, affecting their ability to sustain themselves in the off
season (summer) months.
In 2007 the civilian labor force comprised 15,300 persons, of whom 14,900
were employed. The unemployment rate was 2.6 percent. Table H-5 shows the
types of employment by industry held by La Quinta residents in 2000. The
majority of jobs held by La Quinta residents were in service industries, followed
by retail trade, finance/real estate, and professional industries.
Many La Quinta residents work in other communities, and many residents from
other cities work in La Quinta. An estimated at 2,046 (approximately 19 percent
of the total resident work force) both live and work in La Quinta.
Most employment opportunities in and around the City are related to the
provision of services. Table H-6 shows the major employers for the community
area, defined by the La Quinta Chamber of Commerce as including La Quinta,
Indian Wells, Palm Desert, and Indio. The largest employers are in the
nonmanufacturing economy and are directly related to the provision of services,
including public service, big box retail, and recreational and resort activities.
In 2008 the City surveyed its major commercial and hospitality facilities to
identify major employers in the city limits. The largest employers surveyed
were Desert Sands Unified School District, La Quinta Resort and Club, Wal-Mart,
Costco, and PGA West Golf Resort.
TABLE H-5 Employment by Industry
Industry Employed Persons % of Employed Persons
Agriculture, Forestry and Fisheries, Mining 106 1.0
Arts, Recreation, Accommodation and Food
Service 2,033 19.6
Construction 889 8.6
Manufacturing 543 5.2
Transportation 191 1.0
Communication/Utilities 78 0.7
Wholesale Trade 207 2.0
Retail Trade 1,165 11.3
Finance/Real Estate 1,018 9.8
Professional and Administrative 1,006 9.7
Health, Educational, Information, Social and
Other Services 2,554 24.7
Public Administration 557 5.4
Total 10,347 99.0
Source: 2000 Census Civilian Employed Population Universe
Community Profile
Page 3-6 December 2010
TABLE H-6 Major Employers La Quinta Community Area
Name of Employer Employed Persons Description
Manufacturing Employment
Granite Construction Co. 400 Construction
Paladar Manufacturing 200 Musical instrument strings
DiMare Company 100 Farm produce
Meredith & Simpson Const. Co. 100 Construction
Sullivan‘s Shutter Factory 100 Window shutters
Taymar Plastics, Inc. 45 Plastic parts
Menage, Inc. 40 Furniture
Non-Manufacturing Employment
Desert Sands Unified School District 2,184 Public school system
La Quinta Resort & Club 1,600 Resort hotel
Wal-Mart Super Center 800 Retail
Rancho La Quinta 700 Golf resort
PGA West Club 500 Golf resort
Home Depot 240 Home improvement
Imperial Irrigation District 200 Utility company
Lowe‘s Home Improvement 150 Home improvement
Stater Bros. 150 Supermarket
Tradition Golf Club 100 Golf resort
The Quarry 91 Golf resort
Thane Marketing International 90 Infomercial company
Ralphs 88 Supermarket
Source: City of La Quinta and the La Quinta Chamber of Commerce 2004 Community area defined as
the cities of La Quinta, Indian Wells, Palm Desert, and Indio.
3.5 General Income Characteristics
The median household income of La Quinta in 2000 was $54,552, which was
significantly higher than the Riverside County median household income of
$42,887. Since 2000, the median income for residents in has increased, with the
2004 median family income reported as $54,300 for the County of Riverside and
$62,500 for the City of La Quinta. For 2008, the US Department of Housing and
Urban Development (HUD) reported the median family income for the County
of Riverside as $62,000. Although data on median income for the City of La
Quinta is not available for 2008, it is generally assumed that the income trends
for the City mirror those seen in 2004. Household income estimates (2000) by
total households are found in Table H-7.
Although the census classifications for income are not the same as the
household income categories used by the State of California in housing
affordability analyses, general comparisons can be made.
City of La Quinta Housing Element Update Page 3-7
Five household income categories are used by the State of California for housing
affordability analysis based on the area median income (AMI): extremely low
(30 percent or less of the area median income) very low (31 to 50 percent of the
AMI), low (51 to 80 percent of the AMI), moderate (81 to 120 percent of the
AMI), and above moderate (more than 120 percent of the AMI). This method is
consistent with definitions of lower and moderate income households used in
various federal and state housing programs, such as Housing Choice Voucher
(formerly Section 8) and state density bonus laws.
Table H-8 identifies the actual income limits for the five income categories and
median income based on the HUD 1999 and 2008 median income of $47,200
and $62,000, respectively, for a family of four in Riverside County. The 2008
HUD income limits, also shown in Table H-8, are used in later sections to
evaluate affordability of current housing prices and rents.
Table H-9 estimates the distribution of extremely low, very low, low, moderate,
and above moderate incomes in the City of La Quinta based on 2000
Comprehensive Housing Affordability Strategy (CHAS) and 2000 Census data.
As shown in Table H-9, the above moderate income households constitute the
largest grouping, accounting for 54.7 percent of all households. Approximately
19.0 percent of the households in the City are moderate income households,
with 12.9 percent classified as Low, 8.5 percent as very low, and the remaining
4.8 percent as extremely low income households. According to the 2000 CHAS,
approximately 36 percent of very low income households are actually
extremely low income households.
TABLE H-7 2000 Household Income Estimates
Income Category Households % of Households
$0 - 14,999 563 6.7%
$15,000 - 29,999 1,363 16.2%
$30,000 - 44,999 1,405 16.7%
$45,000 - 59,999 1,396 16.6%
$60,000 - 74,999 884 10.5%
$75,000 + 2,782 33.1%
Total 8,393 100.0%
Median Income $54,552
Source: 2000 Census
Community Profile
Page 3-8 December 2010
TABLE H-8 Income Limits by Household Size, 1999 And 2008
Household Size 1 2 3 4 5 6 7 8
1999
Extremely Low Income $9,900 $11,340 $12,750 $14,160 $15,300 $16,440 $17,550 $18,690
Very Low Income $16,500 $18,900 $21,250 $23,600 $25,500 $27,400 $29,250 $31,150
Low Income $26,450 $30,200 $34,000 $37,750 $40,800 $43,800 $46,800 $49,850
Moderate Income $39,650 $45,310 $50,980 $56,640 $61,180 $65,700 $70,240 $74,760
Median Income $33,000 $37,800 $42,500 $47,200 $51,000 $54,800 $58,500 $62,300
2008
Extremely Low Income $14,000 $16,000 $18,000 $20,000 $21,600 $23,200 $24,800 $26,400
Very Low Income $23,300 $26,650 $29,950 $33,300 $35,950 $38,650 $41,300 $43,950
Low Income $37,300 $42,650 $47,950 $53,300 $57,550 $61,850 $66,100 $70,350
Moderate Income $52,100 $59,500 $67,000 $74,400 $80,400 $86,300 $92,300 $98,200
Median Income $49,700 $56,800 $63,900 $71,000 $76,700 $82,400 $88,000 $93,700
Source: HCD 1999 and 2008
TABLE H-9 Households by Income Category, 2000
Income for Family of 4 Number of Households Percentage of Total
Extremely Low 405 4.8
Very Low 713 8.5
Low 1,085 12.9
Moderate 1,595 19.0
Above Moderate 4,595 54.7
Total 8,393 100.0
Source: CHAS 2000; 2000 Census
The 2000 Census reports that 1,847 persons, 7.8 percent of the total population
in the City, were below the poverty threshold. Of these, almost 92 percent were
below the age of 65, of which over half were married couples. In terms of family
status, approximately 5 percent of families (330 families) were reported as
impoverished. Of these, 65 percent were married couple families, 25 percent
were female headed households, and 10 percent were male headed households.
Approximately one quarter (26.2 percent) of La Quinta households earn 50
percent or less of the AMI. This indicates that there is a significant need for
housing affordable to lower income households.
Lower income households may require housing with rents or payments
significantly lower than payments associated with market rate housing. Often,
payment assistance is needed from local, state, or federal programs to assist
these households in affording adequate housing. The City’s plan to assist lower
and moderate income households is described in Section 9 of the Housing
Element.
City of La Quinta Housing Element Update Page 4-1
4.0 HOUSING PROFILE
This section provides an overview of La Quinta’s existing housing stock. Since
the establishment of the La Quinta Hotel in 1926, La Quinta has been considered
to be a world class resort and has been a favored location for vacation and
retirement homes.
Generally, single family residences were constructed on an individual basis
from the 1950s until the La Quinta Country Club area was developed in the
1960s. In 1975 a brief building boom began due to speculation. Recessions in
the 1980s and early 1990s resulted in an oversupply of housing and little
construction in the City. Since these recessions, a rebound occurred beginning
in the late 1990s. As a result the City has seen a rapid increase in residential
development of all types, but predominantly single-family units. The PGA West
development has garnished national and worldwide attention with its
prestigious golf tournaments and its unique and challenging golf courses. The
prestige given to La Quinta by its renowned resorts has, subsequently, fueled
the demand for move-up and second unit housing, particularly in master
planned communities. There are many projects either in the planning stages or
under construction that will continue the pattern of master planned
communities clustered around recreation amenities. In many of these
communities second units and guest houses (typically used to house guests,
extended family members, and service workers) are processed concurrently
with the primary unit.
While new single-family detached and attached homes are entitled and waiting
to be built, the bust of subprime lending practices in the mid 2000s has resulted
in a steep decline in home values, rapid increase in foreclosures, and a decrease
in the number of households eligible to enter the ownership housing market.
Several projects under construction in 2007 and 2008 are on hold indefinitely.
4.1 Housing Characteristics
Between 2000 and January 1, 2007, the number of housing units in the City
increased by 8,364 units from 11,812 to 20,716 units. This change represents a
70.8 percent increase (see Table H-10).
There are three basic types of housing units for which data is presented in Table
H-11: single family units, which include both detached and attached units;
multifamily units, which include apartments, duplexes, triplexes and fourplexes;
and mobile homes. The pre-dominant type of dwelling unit in the City of La
Quinta continues to be single family.
Based on DOF records, the construction of single-family homes has continued to
rise over the years. Single-family detached units comprised 82.0 percent
(16,541 units) of the total housing stock in 2007, while single-family attached
Community Profile
Page 4-2 December 2010
units constituted 8.8 percent (1,789 units). Together, detached and attached
single-family homes comprised 90.9 percent of all units in the City. The number
of multifamily units in the City more than doubled from 2000 to 2007, although
multifamily units continue to represent less than 8 percent of the total housing
stock.
The rate of development activity in the City has varied over the years, as shown
in Table H-12. The numbers in Table H-12 are based upon the number of
building permits issued, as compared to a units built to date. Therefore, the
number of units reported is greater than that as reported by DOF for a similar
time period. The annual growth rate for development activity hit a high of 24.7
percent in 1988 and a low of 3.7 percent in 1991. Growth rates accelerated in
the late 1990s and have remained around 5 to 9 percent, although a slight
decline is expected in the coming years as the ownership housing market
softens due to the subprime lending crisis. As of 2007, construction is
proceeding on many new developments in the City, which will provide a
number of price and product type options for buyers, ranging from start-up
condominiums to executive homes with golf course views.
TABLE H-10 Total Housing Stock 2000 to 2007
2000 2007
Change 2000–2007
% #
California 12,214,549 13,312,456 +9.0 +1,097,907
Riverside County 584,674 753,797 +28.9 +169,123
La Quinta 11,812 20,176 +70.8 +8,364
Source: 2000 Census; DOF 2007
TABLE H-11 Total Dwelling Units by Type of Structure 2000 to 2007
Building Type
2000 2007 Change 2000–2007
Units % of Total Units % of Total % #
Single-Family 10,788 91.3 18,330 90.9 +69.9 +7,542
Multifamily 765 6.5 1,589 7.9 +107.7 +824
Mobile Homes 1 259 2.2 257 1.3 –0.8 –2
Total Dwelling Units 11,812 100.0 20,176 100.0 +70.8 +8,364
Source: DOF 2007
1 In 2006 a mobile home park was converted to an affordable housing project; the mobile homes are not included in the demolished category. The
residents of the 92 mobile homes were compensated and relocated.
City of La Quinta Housing Element Update Page 4-3
TABLE H-12 Historic Record of Housing Development
Year
Single-
Family
Detached
Single-
Family
Attached
(Condos)
Multi-
family
(Apts)
Mobile
Homes Demo
Annual
Total
Sum
Total
Annual
growth (%)
Pre-1983 1,415 374 168 0 ---- N/A 1,957 N/A
1983 20 227 10 226 ---- 483 2,440 24.7
1984 82 202 2 ---- ---- 286 2,726 11.7
1985 74 307 0 ---- ---- 381 3,107 14.0
1986 158 237 3 ---- ---- 398 3,505 9.7
1987 143 123 0 ---- ---- 266 3,771 5.9
1988 467 712 0 ---- ---- 1,179 4,950 24.7
1989 587 142 0 ---- –6 723 5,673 12.2
1990 707 371 0 ---- –4 1,074 6,747 16.1
1991 282 4 0 ---- ---- 286 7,033 3.7
1992 283 32 0 ---- ---- 315 7,348 3.9
1993 312 12 0 ---- ---- 324 7,672 3.9
1994 474 24 0 ---- ---- 498 8,170 5.7
1995 380 28 91 ---- ---- 499 8,669 5.4
1996 462 24 116 ---- ---- 602 9,271 6.2
1997 466 28 1 ---- –1 494 9,765 4.8
1998 870 34 0 ---- –2 902 10,667 8.4
1999 1,171 20 0 ---- –4 1,187 11,854 10.2
2000 1,274 58 200 ---- ---- 1,532 13,386 11.9
2001 898 4 0 ---- –11 891 14,277 6.2
2002 570 87 117 ---- –13 761 15,038 5.0
2003 1,030 78 280 ---- –10 1,378 16,416 9.2
2004 1,293 111 14 ---- –21 1,397 17,813 8.5
2005 1,242 206 151 ---- –12 1,587 19,400 8.9
2006 719 148 327 ----- –61 1,188 20,588 6.2
2007 448 ---- ---- ----- –3 445 21,033 2.2
Source: City of La Quinta Historic Record of Housing Development, 2007; City of La Quinta Monthly Building Permit Log, 2007
1 In 2006 a mobile home park was converted to an affordable housing project; the mobile homes are not included in the demolished
category. The residents of the 92 mobile homes were compensated and relocated.
A significant factor affecting the number of available units throughout most
communities in the Coachella Valley is the fact that many housing units are held
off the market for use either as short term vacation rentals or as second homes.
In a number of communities (Palm Springs, Palm Desert, Rancho Mirage and
Indian Wells), the actual number of housing units compared with the number of
occupied units would indicate a significantly higher vacancy rate, approaching
50 to 60 percent. Statistics available from DOF as of January 1, 2007, indicate
that the vacancy rate in La Quinta is 28.5 percent, reflecting the seasonal resort
character of the City. This number is much lower than the 38.8 percent reported
throughout much of the 1990s, indicating a shift to more permanent occupancy.
Community Profile
Page 4-4 December 2010
The composition of the majority of existing and new housing remains primarily
single-family units, including the development of resort condominiums or other
attached single-family ownership dwellings, which are used as seasonal homes.
Second and seasonal homes do not contribute to the stock of available units for
meeting housing needs for lower income households. However, in older, more
established neighborhoods, the seasonal factor may be dwindling. At least two
factors are contributing to this trend:
1. As the population ages, families who bought property as a vacation or
second home have moved to the Valley as their full time retirement home;
2. An increasing number of permanent, full time residents in the Valley are
also competing for these units. These middle and upper middle income
families desire the same amenities that second home purchasers want; and
therefore, full time residents are purchasing these homes.
Both of these trends are expected to continue. Clearly, what appears to be a
surplus of second homes is not a significant resource for lower income families
in need of housing.
4.2 Household Characteristics
Before current housing problems can be understood and future needs
anticipated, housing occupancy characteristics need to be identified in the City.
The following is an analysis of household size, household growth, tenure, and
vacancy trends. By definition, a “household” consists of all the people occupying
a dwelling unit, whether or not they are related. A single person living in an
apartment is a household, just as a couple with two children living in the same
dwelling unit is considered a household.
Households and Household Size
Between 2000 and 2007, La Quinta households grew at a rate more than twice
that of Riverside County, as shown in Table H-13. The total number of
households in the City in 2007 was 14,425, which represents a net increase of
5,980 households since 2000.
Table H-14 shows the number of households in La Quinta by household size.
During the last few decades there has been an increase in the household size in
the City of La Quinta, as well as generally throughout Riverside County.
Household size is important, as the City uses the average household size to plan
for most public improvements and services and to project population.
The 2000 Census estimates the number of persons per household at 2.79, and
January 1, 2007, DOF estimates show a slight increase, at 2.85 persons per
household. These figures approximate the persons per household figure used to
City of La Quinta Housing Element Update Page 4-5
calculate buildout in the La Quinta General Plan, which takes into account the
effect of seasonal population on the calculation of household size. The slight
increase in household size over the period may reflect several things, including
La Quinta’s changing demographic composition, its increasing attractiveness as
a desirable place to live for families with children, and its historic attractiveness
as a retirement and resort community.
TABLE H-13 Total Households, 2000 and 2007
Jurisdiction 2000 2007 # Increase % Increase
County of Riverside 506,218 653,123 146,905 29
City of La Quinta 8,445 14,425 5,980 71
Source: 2000 Census; DOF 2007
TABLE H-14 Household Size, 2000 and 2007
Household Size
2000 2007
Number Percent Number Percent
1 Person 1,426 16.9 2,433 16.9
2 Person 3,304 39.1 5,637 39.1
3–4 Person 2,556 30.2 4,361 30.2
5+ Person 1,169 13.8 1,994 13.8
Total Households 8,455 14,425
Average Household Size 2.79 2.85
Source: 2000 Census; DOF 2007
Note: Total number of households and average household size obtained from DOF and distribution extrapolated based on 2000 Census figures.
Housing Tenure
The number of owner occupied housing units in the City has not fluctuated
much during the last decade. The percentage of owner occupied units in La
Quinta is typically higher than those of California and Riverside County. In 1990,
La Quinta owners occupied 72 percent of total units in the City, compared to
53.8 and 60.0 percent state- and county-wide, respectively. In 1997, 55.7
percent of all housing units in the state were owner occupied, while 60.9
percent of all units in the County were owner-occupied.
Data from the 2000 Census shows an increase in the proportion of owners to
renters among the permanent residents of the City. As shown in Table H-15, the
number of owner occupied units increased from 72 percent in 1990 to 81.5
percent (6,879 units) in 2000. The decrease in the proportion of renter
occupied housing units in La Quinta from 28 percent of occupied units in 1990
to 18.5 percent (1,566 units) in 2000 reflects that most of the new and
proposed development consists of single-family or attached ownership units.
Community Profile
Page 4-6 December 2010
With high demand for amenity-rich and luxury single-family homes in La
Quinta, the potential for housing affordable to lower income households is
largely relegated to the rental market.
Vacancy
The vacancy rate is a measure of the general availability of housing. It also
indicates how well the types of units available meet the current housing market
demand. A low vacancy rate suggests that households may have difficulty
finding housing within their price range; a high vacancy rate may indicate either
the existence of a high number of units undesirable for occupancy or a simple
oversupply of housing units.
La Quinta’s reported vacancy rate remained fairly steady during the 1990s at
around 38.8 percent. The 2000 Census reported that the total vacancy rate had
dropped to approximately 28.5 percent, a trend that continues through to today
(2007). These vacancy rates reflect the City’s resort character and a shifting of
home buying trends to a more permanent occupancy. The breakdown of vacant
units in 2000 is shown in Table H-15.
Of the 3,367 vacant units in 2000, 77 were available for rent, 288 were available
for sale, and 120 had been rented or sold and were awaiting occupancy. The
remaining 75 percent of vacant units (2,534 units) were counted as seasonal or
second homes. Adjusting for seasonal variance, therefore, the actual vacancy
rate was 4 percent for ownership housing and 5 percent rental housing. Both of
these rates are considered healthy.
The availability of vacant housing units provides households with choices of
different unit types to accommodate changing needs (e.g., single persons, newly
married couples and elderly households typically need smaller units than
households with school-age children). Conversely, a low vacancy rate may serve
to damper market rents and prices, as it may limit the choices of households in
finding adequate housing. Vacancy rates can be related to overcrowding, as
discussed in later sections.
City of La Quinta Housing Element Update Page 4-7
TABLE H-15 Housing Tenure and Vacancy
Tenure 2000 Percentage
Total Units
Total Units 11,812 100.0
Occupied 8,455 71.6
Vacant 3,367 28.5
Ownership Units
Total Ownership Units 7,167 100.0
Occupied 6,879 96.0
Vacant 288 4.0
Rental Units
Total Rental Units 1,566 100.0
Occupied 1,489 95.1
Vacant 77 4.9
Seasonal/Other Units
Total Seasonal Recreational Use 2,534 --
Rented or Sold, not occupied 120 --
Other Vacant 348 --
Source: 2000 Census
4.3 Age and Condition of Housing
Housing age is a factor for determining the need for rehabilitation. Without
proper maintenance, housing units deteriorate over time. Also, older houses
may not be built to current housing standards for fire and earthquake safety.
Approximately 76 percent of the housing stock in the City of La Quinta has been
built since 1990, and about 44 percent of the current stock has been
constructed since 2000 (see Table H-16). Less than 4 percent was constructed
prior to 1970, suggesting that the vacancy rates in La Quinta have not
necessarily been precipitated by older, dilapidated, or otherwise undesirable
units.
The oldest homes in the City are found in the Cove neighborhood. Of the older
single family homes, many are well maintained and are mostly occupied by long
term residents. A small proportion of older homes have not been well-
maintained. These homes are typically smaller than new homes in the City;
some less than 1,000 square feet. As land values increase, it will become
economically viable to replace or rehabilitate some of these structures. These
homes are primarily in the Cove area and behind City Hall.
Outside of the Cove area, the homes are generally newer. Many new units in
these other areas are custom homes in gated communities and are maintained
by their owners in accordance with the requirements of a home owners
association.
Community Profile
Page 4-8 December 2010
TABLE H-16 Age of Housing Stock in La Quinta
Year Built Total Percentage
2000–2007 1 9,089 44
1995–1999 3,684 18
1990–1994 2,773 14
1980–1989 2,690 13
1970–1979 1,524 7
1960–1969 416 2
1950–1959 156 1
1940–1949 47 <1
Before 1940 57 <1
Total Stock 2 20,436 100
Source: 2000 Census; City of La Quinta Residential Status Report, August 2007
1 2007 figures represent units as of August 2007.
2 Discrepancy among various ―total stock‖ estimates can be attributed to different methodologies
employed by various reporting agencies. 2000 Census and January 2007 DOF estimates are lower
than City of La Quinta‘s Residential Status Report, which is accurate as of August 2007.
Housing is considered substandard when conditions are found to be below the
minimum standards of living defined by Section 1001 of the Uniform Housing
Code. Households living in substandard conditions are considered as being in
need of housing assistance even if they are not seeking alternative housing
arrangements. The majority of the substandard units and the units needing
replacement are in the Cove area and near City Hall, east of Washington Street
and north of Avenue 52.
Many of the housing units in the Cove area are more than 30 years old. After 30
years homes generally require major rehabilitation, such as a new roof or
updated plumbing.
Housing Conditions Survey Methodology
A citywide survey of the housing stock was conducted in November 2007 to
make observations of housing conditions. Some older areas of the City that are
known to have particular housing problems include the Cove, Desert Club tracts,
Cameo Palms, and Westward Ho neighborhoods.
The survey addressed five housing characteristics:
1. Structural, such as walls, beams, supports, and columns.
2. Doors and windows, including soffits, overhangs, and entries.
City of La Quinta Housing Element Update Page 4-9
3. Paint and cosmetics, looking for fading, cracking, or chipping of paint,
stucco, plant-ons, and trim or fascia.
4. Roofing, looking for missing or broken tiles or shingles, sagging or bowing,
or eave damage.
5. Streetscape, including landscape, graffiti, and refuse.
The survey measured each characteristic for each home based on a four-point
scale: minor deterioration (one point), moderate deterioration (two points),
substantial deterioration (three points), and dilapidated conditions (four
points). The values assigned for the five characteristics were summed for each
home and divided to create an average score.
Homes receiving an average score of less than 1.0 were classified as units that
have simply deferred maintenance. When a home averaged a score of 1.0–1.5,
the home was identified as in need of minor rehabilitation. If the average score
reached 1.6–2.5, the home was identified as in need or moderate rehabilitation.
Finally, any home that received an average score of 2.6 or higher was identified
as in need of substantial rehabilitation.
Housing Conditions Survey Results
The majority of units surveyed were found to be in good condition, with little or
no observation of deferred maintenance or need for repairs. The survey showed
that approximately 1,470 units in the City (approximately 7 percent of the
housing stock) exhibited the need for maintenance activities or structural
repair.
Deferred Maintenance
Almost all of the units identified in the survey, 1,408 units, were assigned an
overall score of less than 1.0 and are classified as deferred maintenance. The
buildings under this classification do not display major structural deficiencies,
but include characteristics that do require attention. In general, these units
exhibited only minor deterioration for a couple of characteristics.
For example, some painting or minor repairs to the fascia, trim, windows,
garage, and front doors may be needed. The surface material or rock/pebble
protective covering of the roof may need attention. Most frequently cited are
cases where the aggregate/pebbles have been stripped or worn off, and the
black asphalt/tarred sheet rock underlayment is exposed. Units displaying
warped garage doors that do not close all the way, peeling paint on wood siding,
and unpainted or major discoloration of patches of stucco are also included in
this classification.
Units in the deferred maintenance category may also reflect the need for fence
repair or paint; the complete lack of landscaping, where the yard consists of
Community Profile
Page 4-10 December 2010
dirt, weeds, dead plants, or rusting metal of unknown sources; and neglect of
portions of the yard or exterior structures (such as shade overhangs, porticos or
fences).
Other circumstances that contribute toward the deferred maintenance ranking
include the use of the front/side yards for unstructured/unorganized/
unshielded storage of vehicles, old tools, old machinery, propane tanks, broken
doors, windows, furniture, and other types of clutter; and the storage of
campers or camper shells in the front yard rather than the driveway. In some
cases these camper units appeared to be occupied.
These characteristics do not, for the most part, compromise the structural
integrity of the housing unit. However, they can lead to more serious physical
deterioration and contribute to an overall atmosphere of neighborhood neglect
and disrepair (“blight”). In some cases, units exhibit several substandard
physical conditions concurrently, (such as need for window repair, stucco
patching, and replacement of garage doors), but don’t exhibit yard maintenance
deferral. These units are technically indistinguishable from those units in the
minor rehabilitation category. If a unit in the deferred maintenance category
reveals the existence of three or more physical conditions, it is worth
considering for minor rehabilitation. Other characteristics not specifically
ranked may also warrant minor rehabilitation.
Minor Rehabilitation
There were 36 units that received an average score of 1.0–1.5 and were
classified as minor rehabilitation. A total of 30 of these units were in the Cove
area. This classification reflects the presence of three or more deferred
maintenance items and/or the inclusion of one non-structural major deficiency.
Most combinations of conditions showing need for minor rehabilitation
included deferred yard/fence maintenance and paint or stucco repair. A unit
exhibiting characteristics warranting a minor rehabilitation classification may
not necessarily reflect the existence of a major deficiency. The majority of units
in the minor rehabilitation category reflect the presence of numerous deferred
maintenance conditions. These conditions may begin to physically deteriorate
the unit, yet do not materially endanger the occupation of the unit, and are
economically feasible to correct.
Moderate Rehabilitation
Of the 23 units classified as in need of moderate rehabilitation, 20 are in the
Cove area. Receiving average scores of 1.6–2.5, these units distinguish
themselves from those in need of minor rehabilitation by exhibiting conditions
that may materially endanger the health, safety, or wellbeing of the occupant.
These units, however, may be economically feasible to repair.
Based upon survey observations, the structures in this Moderate Rehabilitation
category are clearly in a deficient state. For the most part, four to five deferred
City of La Quinta Housing Element Update Page 4-11
maintenance deficiencies, more than one major deficiency, or a primary
structural element needing major repair, were observed for units in the
moderate rehabilitation category.
The most prevalent characteristics observed in single-family units of this
category were need for major roof repair, window replacement, or some slight
structural or concrete repair. These characteristics are compounded by
deferred maintenance items such as trim or garage doors lacking paint,
deferred upkeep of landscaping and fencing, and roofs in need of patching.
Many homeowners may not be aware of rehabilitation programs that can help
them bring their home up to code. The City will list these resources on its
website and may be able to provide financial assistance for home rehabilitation
(Program 4.5 and 4.1, respectively). The County of Riverside also offers a home
repair program, described in Program 4.4.
Substantial Rehabilitation or Replacement
The four housing units classified as substantial rehabilitation are units that, in
their present state, materially endanger the health, safety and/or wellbeing of
occupants in at least one respect. These units received an average score of 2.6 or
greater and may not be economically feasible to repair.
These units exhibit characteristics such as need for complete replacement of the
roof structure, walls that will require reconstruction/replacement, major stucco
and painting needs, partial foundation deterioration, and dilapidated
yard/grounds and fences.
In addition to structural deficiency, the lack of certain infrastructure and
utilities often serves as an indicator of substandard conditions. According to the
2000 Census, there were 19 ownership units that lacked complete plumbing
facilities and 34 units in the City that lacked complete kitchen facilities.
Additionally, there were 15 units reliant on wood as the heating source, and 67
units with no source of heating.
The City initiated a Residential Rehabilitation Assistance Program in 1997 and
rehabilitated a total of 13 homes between 1997 and 2004. The program was
discontinued in 2004 due to a lack of interest from property owners and
contractors.
4.4 Rooms per Unit
The City experienced tremendous growth during the late 1980s and 1990s.
Table H-17 shows the number of bedrooms per unit, ranging from no bedroom
(studios) to five or more bedrooms. Table H-17 also highlights the number of
bedrooms per unit, in relationship to the total number of units for both 1990
and 2000. The single largest increase proportionally was in four-bedroom units,
Community Profile
Page 4-12 December 2010
which increased in proportion representation in the housing stock 9.9 percent
from 1990 to 2000, with a numerical increase of over 300 percent.
Conversely, the number of two-bedroom units decreased proportionally by 7.9
percent of the total housing stock from 25.8 percent in 1990 to 17.9 percent in
2000, although the actual number of units increased slightly. The smaller one
bedroom units decreased in proportional representation by 2.1 percent,
comprising only 3.2 percent of the total stock in 2000, with an increase of only
28 units over the 10-year period. Studios (zero bedrooms per unit) increased to
represent 1.3 percent of the total stock and tripled numerically, but still
numbered below 160 units.
In both 1990 and 2000, three-bedroom units comprised 60 percent of the total,
doubling in number between 1990 and 2000. The proportion of five-bedroom
units also remained constant between 1990 and 2000, while doubling
numerically.
Table H-18 identifies the number of bedrooms in a dwelling unit by tenure in
2000. Three-bedroom units constituted the majority of housing stock
(approximately 60 percent) for both owner and rental units. In ownership units,
those with two, three, or four bedrooms made up 96 percent of units, while the
same bedroom mix made up only 86 percent or rental units. As would be
expected, rental units contained a much higher proportion of studios and one-
bedroom units, providing housing for those who are young or do not earn
enough to enter homeownership.
An analysis of resale homes and new home product information indicates that
the majority of units constructed from 2000 to 2007 are three- or four-bedroom
units. The increase in three- and four-bedroom units corresponds to the slight
increase in the percentage of larger households, which includes three to four
person households and five- or more-person households. This indicates that the
market is providing new housing opportunities for families with children.
City of La Quinta Housing Element Update Page 4-13
TABLE H-17 Bedrooms Per Unit, 1990–2000
Bedrooms Per Unit 1990 % of Total 2000 % of Total % Change 1
Studio (no bedroom) 57 0.9 159 1.3 0.4
1 347 5.3 375 3.2 –2.1
2 1,682 25.8 2,101 17.9 –7.9
3 3,911 60.0 7,013 60.0 0.0
4 487 7.5 2,044 17.4 9.9
5+ 36 0.6 71 0.6 0.0
Total 6,520 100.1 11,763 100.4 ----
Source: 1990 and 2000 Census
1 This category represents percent change in proportional terms.
TABLE H-18 Bedrooms in Dwelling Unit by Tenure, 2000
Tenure Number Percentage
Owner Occupied 6,914 100
Studio (no bedroom) 84 1
1 bedroom 127 2
2 bedrooms 1,093 16
3 bedrooms 4,174 60
4 bedrooms 1,398 20
5 or more bedrooms 38 1
Renter Occupied 1,541 100
Studio (no bedroom) 46 3
1 bedroom 167 1
2 bedrooms 295 19
3 bedrooms 914 59
4 bedrooms 110 7
5 or more bedrooms 9 1
Total 8,455 100
Studio (no bedroom) 130 2
1 bedroom 294 3
2 bedrooms 1,388 16
3 bedrooms 5,088 60
4 bedrooms 1,508 18
5 or more bedrooms 47 1
Source: 2000 Census
Community Profile
Page 4-14 December 2010
4.5 Housing Costs and Rents
This section discusses resale pricing for existing housing, the pricing for new
single family housing, and the average rental prices in the City. La Quinta’s for-
sale and rental properties range from multimillion dollar estates to very low
income subsidized units.
The housing costs and rents information presented was obtained by contact
with local realtors, City staff, periodicals, residential trends publications, and
the 2000 Census. Data provided in 2007 and in previous years does not fully
reflect the impact of the subprime lending crisis. According to DataQuick, the
median home sale price in La Quinta decreased by 40.4 percent between
October 2007 and October 2008.
Resale Homes
The average price for a resale home in the City varies, depending upon the type
and location of the unit. As shown in Table H-19, in September 2007
approximately 17 percent of single-family detached homes and 21 percent of
condominiums were listed at process under $300,000. Available condominiums
have a wide price range depending on location, bedroom count, and amenities
associated with the subdivision. Prices in this sample ranged from $200,000 to
$748,000.
Over the course of a year home resale prices decreased significantly. The
downturn in the housing market has especially depressed the resale prices of
single-family detached and condominium properties. In 2008 resale homes are
primarily affordable to moderate and above moderate income households.
However, some homes are now affordable to four-person households earning
low incomes and good credit ratings.
New Homes
The sales prices for new single-family homes in 2007 ranged from a low of just
below $400,000 to well over $1,000,000, (see Table H-20). It appeared that the
majority of new construction in the City, consisting primarily of dwelling units
of 1,800 square feet and above, was being developed in gate-guarded and/or
planned resort communities that offer amenities such as golf, tennis, lakes, and
clubhouses.
The City continues to build affordable for-sale units in addition to affordable
rental projects. Watercolors, a 149-unit project that opened in 2007, has a
mixture of two- and three-bedroom units affordable to moderate income
households (ages 55 and over).
City of La Quinta Housing Element Update Page 4-15
The recent housing market downturn has also depressed new home sales. A
number of projects that are approved but not yet constructed have been
stopped. The owners of undeveloped or unfinished residential projects may
decide to sell the land or hold the land and restart construction during the next
upswing in the housing market. Some new properties have been auctioned off
and others are being sold back to financial institutions. Overall the housing
market in La Quinta is more affordable than in previous years.
TABLE H-19 Sample Resale Prices of Single-Family Homes and Condominiums
Price Range
Single-family Homes Condominiums
Number Percent Number Percent
$750,000– $3,500,000 176 37% 0 0%
$500,000–$749,999 120 25% 21 38%
$400,000– $499,999 54 11% 11 20%
$350,000–$399,999 51 11% 11 20%
$300,000–$349,999 24 5% 4 7%
$250,000–$299,999 35 7% 4 7%
$200,000–$249,999 12 3% 4 7%
$150,000–$199,999 5 1% 0 0%
$125,000–$149,999 2 0.4% 0 0%
$75,000–$124,999 0 0.0% 0 0%
$0–$74,999 1 0.2% 0 0%
Total 480 100% 55 100
Source: LA Times Homescape Listing Service, September 2007
Community Profile
Page 4-16 December 2010
TABLE H-20 Sample New Market Rate Housing Prices
Development Type 1 Sales Price # of Bedrooms
Square Foot
Range
PGA West/Stadium SFR $300,000–$3,000,000 2+ 1,549–2,846
PGA West Condo $200,000–$500,000 2-3 1,288–2,129
The Estancias at Rancho La Quinta SFR over $1,000,000 2 4,200–6,800
Twenty at the Citrus SFR over $1,000,000 3 3,198
The Estates at Point Happy Ranch SFR $700,000–$1,000,000 3 2,800–3,276
Griffin Ranch SFR $800,000‘s 3 3,000–3,700
Palo Verde SFR $700,000–$800,000 3-4 3,380–4,006
Watermark Condo low $500,000‘s–low $700,000‘s 1-2 1,446
Carmela at La Quinta SFR low $600,000‘s–low $700,000‘s 2-4 2,685–3,047
La Cantera SFR approximately $700,000 3-4
Rancho Santana SFR $599,900–$674,900 3-4 2,600–3,180
Capistrano at La Quinta SFR $589,900–$639,900 3-4 2,465–3,037
Westward Shadows SFR mid $600,000‘s 4
Codorniz SFR high $300,000‘s–mid $400,000‘s 2-4 1,250–1,572
Piazza Serena SFR $380,490–$470,490 3-4 2,690–3,066
La Quinta Desert Villas Condo $425,990–$435,990 2 1,223
Quail Run SFR $500,000–$605,990 2-3 2,742–3,338
Mountain View Country Club – The Villas Condo $614,975–$984,067 2-3 2,110–3,047
Mountain View Country Club – The Vistas SFR $1,250,975–$1,318,970 3 3,741–4,057
Source: Homescape.com ,September 21, 2007; Move.com, September 21, 2007; La Quinta Real Estate, September 26, 2007
1 SFR denotes single-family residence
Rental Units
As the price of market-rate housing has increased and become prohibitive to
ownership for many households, combined with the challenge of acquiring
sufficient funds for a down payment, many households in the City choose to
rent.
There are several existing traditional apartment complexes in the City, one
Leadership in Energy and Environmental Design (LEED) Platinum certified
multifamily project, and several proposed multifamily projects that will provide
affordable rental units. Rental properties in the northern portion of the City are
more typically representative of vacation rentals. The existing housing stock
provides a variety of rental choices in terms of price and tenant mix. Table H-21
provides a listing of advertised rents for a selection of single-family home,
condominium, and apartment properties.
New rental projects in La Quinta, particularly affordable projects, are
incorporating more aspects of sustainable design and green building. A recent
example is the Vista Dunes Courtyard Homes project, constructed in 2008,
which provides 79 rental units affordable to very low income households and
one unit affordable to a moderate income household. These units are able to
accommodate individuals, single-parent households, and larger families as the
City of La Quinta Housing Element Update Page 4-17
project offers 14 one-bedroom, 38 two-bedroom, and 28 three-bedroom units.
Vista Dunes is the first very low income multifamily project of its size in the
country to achieve LEED Platinum certification. The project provides more than
just housing—family-oriented amenities include a swimming pool, playground,
basketball court, and large community multipurpose room.
In the next couple of years, at least two additional rental projects will be
completed in La Quinta that will include units restricted for lower and moderate
income households:
1. Wolff Waters Place: 218 green-built apartments, of which 216 will be
affordable to very low income household and 2 will be affordable to
moderate income families (constructed to be completed in 2009)
2. Dune Palms (AKA Comienzo): up to 200 units, of which 198 are proposed to
be affordable to very low income household and 2 units will be affordable
to moderate income households
Although rents in the City have increased over the past decade, particularly in
the vacation rental arena, the majority of apartment rental properties are
offered at costs comparable to the average rental costs for the Coachella Valley
as a whole. The affordability of rental housing in La Quinta is not directly tied to
the density of the project; rather, prices range based on condition, on-site
amenities, location, and unit size.
The majority of year-round market-rate rental units consist of single-family
detached or attached units and condos in the Cove and Village areas of the City.
One-, two-, or three-bedroom Cove-area rentals, average about $1,000 to $1,500
per month. Newer three-bedroom Cove units (often furnished and offering
pools, dual master bedrooms, and other amenities) can rent for $3,000 per
month or more.
Rents are generally higher in other areas of the City, consisting primarily of
patio homes, condos or attached single-family units located within golf course
or other planned communities, and average approximately $1,800 for two
bedroom units and $2,300 for three bedroom units. Four bedroom units in the
City were generally found in exclusive, gated, golf course communities with
rents averaging $2,500 or more per month.
The average rent for a sample of 746 market-rate apartments (see Table H-21)
ranges from $950 to around $1,900, with the majority of one- and two-bedroom
units renting for between $1,200 and $1,300. These market rate units are
largely affordable to moderate income households of any size. Nearly 600
additional rentals were income-restricted for very low, low, or moderate
income households.
Recent housing trends indicate that although there is an abundance of homes at
wide price ranges available for purchase, there is a shortage of properties
Community Profile
Page 4-18 December 2010
available for rent. As of September 2007, the average rental occupancy rate in
the Coachella Valley was 93 percent. Though rental occupancy rates specific to
the City of La Quinta are not readily available, rental patterns within the City are
assumed to be consistent with those of the Coachella Valley as a whole.
This is supported by limited available advertised year-round rental stock in the
City, as well as the existence of a waiting list for the typical apartment
complexes in the City. It appears that the supply of rental properties has not
kept pace with demand. The low vacancy rates may be due to the acquisition of
lower priced market-rate units as second homes. This action competes with and
often displaces the entry level home buyer market to the rental market,
resulting in a shortage of rental units available year-round. The City is making
significant progress in the expansion of its rental properties, with at least two
new affordable rental projects in various stages of the entitlement and
construction process.
TABLE H-21 Sample Rental Costs
Type
Market Rate
Units
Affordable
Units
Notes on
Affordable Units
Existing Development
Single-Family and Condos 1
1–2 Bedroom (Cove) $1,050–$1,275 --
3 Bedroom (Cove) $1,300–$2,500 --
4 Bedroom (Cove) $1,350–$4,000 --
Studio/1 Bedroom (Outside Cove) $900–$1,750 --
2 Bedroom (Outside Cove) $1,000–$3,000 --
3 Bedroom (Outside Cove) $1,200–$4,000 --
4 Bedroom (Outside Cove) $1,300–$4,000 --
Aventine Apartments (200 Total Units)
1 Bedroom/1 Bathroom $1,195 (62) $618 (10) Low Income 2
2 Bedroom/2 Bathroom (Small) $1,295 (54) $1,045 (10) Moderate Income 2
2 Bedroom/2 Bathroom (Large) $1,395 (64) --
The Clubhouse (149 Total Units)
1 Bedroom/1 Bathroom $1,540–$1,640 (30) --
1 Bedroom/1 Bathroom/Den $1,645–$1,745 (8) --
2 Bedroom/2 Bathroom $1,640–$1,905 (111) --
Hadley Villas (80 Total Units)
1 Bedroom/1 Bathroom -- $420 (79) Very Low Income 2
2 Bedroom/2 Bathroom -- n/a (1)
Mountain View Apartments at La Quinta (35 Total Units—breakdown unknown)
2 Bedroom/2 Bathroom $950 --
3 Bedroom/2 Bathroom $1,350 --
City of La Quinta Housing Element Update Page 4-19
TABLE H-21 (con’t.) Sample Rental Costs
Type
Market Rate
Units
Affordable
Units
Notes on
Affordable Units
Existing Development
Mediterra Apartment Homes (224 Total Units)
1 Bedroom/1 Bathroom (Small) $1,225–$1,265 (34) $1,225–$1,265 (34) Moderate Income
1 Bedroom/1 Bathroom (Large) $1,250–$1,290 (58) $1,250–$1,290 (58) Moderate Income
1 Bedroom/1 Bathroom/Den $1,350–$1,390 (34) $1,350–$1,390 (34) Moderate Income
2 Bedroom/2 Bathroom (Small) $1,475–$1,525 (64) $1,475–$1,525 (64) Moderate Income
2 Bedroom/2 Bathroom (Large) $1,650–1,695 (34) $1,650–1,695 (34) Moderate Income
Seasons at La Quinta Senior Apartments (91 Total Units)
1 Bedroom/1 Bathroom -- $389–$611 (82) Very Low/Low Income
2 2 Bedroom/1 Bathroom -- $462–$728 (9)
Seasons at Miraflores (118 Total Units)
1 Bedroom/1 Bathroom -- $500–$611 (94) Low Income 2
2 Bedroom/1 Bathroom -- $595–$728 (24) Moderate Income 2
Silverhawk Apartments (214 Total Units)
1 Bedroom/1 Bathroom (Plan A) $1,100 (46) $871 (30) Moderate Income
Lofts $1,375 (14)
2 Bedroom/2 Bathroom (Plans B/C) $1,370 (92) $1,071 (45) Moderate Income
2 Bedroom/2 Bathroom (Plan D) $1,410 (16)
2 Bedroom/2 Bathroom/Den $1,565 (46)
Villa Cortina Apartments (200 Total Units)
2 Bedroom/2 Bathroom -- $594–$727 (76)
3 Bedroom/2 Bathroom -- $682–$836 (36)
4 Bedroom/2 Bathroom -- $747 (4)
Future Development
Wolff Waters Place (218 Total Units)
1 Bedroom/1 Bathroom --
216 units to be restricted for
very low income. 2
2 units to be restricted for
moderate income. 2
2 Bedroom/1 Bathroom --
2 Bedroom/2 Bathroom --
2 Bedroom/2 Bathroom Townhouse --
3 Bedroom/2 Bathroom --
3 Bedroom/2 Bathroom Townhouse --
4 Bedroom/2 Bathroom --
4 Bedroom/2 Bathroom Townhouse --
Dune Palms (AKA Comienzo) (200 Total Units Proposed)
To be determined -- 198 units to be restricted for
very low income. 2
Source: Single-family and Condominiums: The Desert Sun; La Quinta Real Estate; Google Housing Search, October 1, 2007
Apartments: City of La Quinta; Interviews with apartment owners, December 2007
1 Single-family and condominium home rents are not reflective of seasonal resort rental properties.
2 Units are restricted based on income.
Community Profile
Page 4-20 December 2010
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City of La Quinta Housing Element Update Page 5-1
5.0 HOUSING NEEDS
The following analysis of current City housing conditions presents housing
needs and concerns relative to various segments of the population.
Several factors will influence the degree of demand or need for new housing in
La Quinta in coming years. The four major “needs” categories considered in this
element are:
■■ Overpayment: renters and homeowners who must pay more than 30
percent of their gross incomes for shelter. This may cause a series of
related financial problems, which may result in a deterioration of
housing stock, because costs associated with maintenance must be
sacrificed for more immediate expenses (e.g., food, clothing, medical
care, and utilities), or inappropriate housing sizes and types to suit the
needs of the household.
■■ Overcrowding: In response to higher housing prices, lower income
households must often be satisfied with smaller, less adequate housing
for available money. Overcrowding places a strain on physical facilities,
does not provide a satisfying environment, and eventually causes
conditions that contribute both to deterioration of the housing stock
and neighborhoods in general.
■■ Special Needs: Special needs are those associated with relatively
unusual occupation or demographic groups that call for very specific
program responses, such as preservation of residential hotels or the
development of four-bedroom apartments. State law specifically
requires analysis of the special housing needs of the elderly, the
disabled, single-parent households, large families, farm workers, and
homeless persons. A thorough analysis of the special needs groups
helps a locality identify groups with the most serious housing needs in
order to develop and prioritize responsive programs.
■■ Future Housing Needs: To meet future needs of local and regional
population and employment growth, SCAG developed the Regional
Housing Needs Assessment (RHNA), which establishes both the
projected need for non-market-rate housing and the “fair share”
distribution of the projected need to each jurisdiction in each market
area.
5.1 Overpayment and Housing Affordability
State housing policy recognizes that cooperative participation of the private and
public sectors is necessary to expand housing opportunities to all economic
segments of the community. Historically, the private sector generally responds
to the majority of the community’s housing needs through the production of
market-rate housing. However, the percentage of the population on a statewide
Housing Needs
Page 5-2 December 2010
basis who can afford market-rate housing is declining. The State of California
and HUD determined that affordable housing should consume no more than 30
percent of household gross income for lower and moderate income households.
A household spending greater than 30 percent of their gross income on housing
is considered to be overpaying.
Table H-22 lists the percentage of renters and homeowners who overpay for
housing, based on 2000 CHAS data. Approximately one-third of all households
in La Quinta spent more than 30 percent of their income on housing costs. More
than 46 percent of renter households (726) experienced overpayment, while
only 30 percent of owner households (2,088) overpaid for housing. For very low
income households, 92.1 percent of renters and 74.5 percent of homeowners
overpaid for housing. For low income households, 67.5 percent of renters and
64.7 percent of homeowners overpaid. Furthermore, many of these households
were actually paying more than 50 percent of their gross household income for
housing. Conversely, instances of overpayment dropped from 20 to 12 percent
of households in the moderate and above moderate income categories, with
only a couple of hundred such households experiencing severe overpayment.
A distinction between renter and owner housing overpayment is important
because, while homeowners may overextend themselves financially to afford a
home purchase, the owner maintains the option of selling the home and may
realize tax benefits or appreciation in value. Renters, on the other hand, are
limited to the trends of the rental market.
These overpayment estimates reflect the need for affordable rental housing in
the City, particularly for lower income households. It also reflects the need for
homes affordable to Low and Very Low income households to be available in
the City for purchase. Overpayment among the Moderate and High income
categories is not as prevalent. Some owner households choose to allocate a
higher percentage of their disposable monthly income on housing costs because
this allocation is justified in light of investment qualities of ownership.
Table H-23 identifies the affordable rents and purchase price by income
category for a one-person household, a two-person household, and a family of
four. Affordable rental rates are based on 30 percent of gross income, and
affordable ownership costs are determined using a maximum allowance of 35
percent of gross income.
To measure affordability in La Quinta, affordable housing expenditures should
be compared with actual rental and purchase prices in the City.
City of La Quinta Housing Element Update Page 5-3
TABLE H-22 Overpayment by Income Category and Household Type
Income and
Overpayment Status
Elderly
Households
Small Family
(2–4 persons)
Large Family
(5 + persons)
All Other
Households
Total
Households
Owner Households
Extremely Low Income 89 74 49 70 282
Overpayment >30% 95.5% 52.7% 100% 57.1% 75.5%
Very Low Income 114 170 99 28 411
Overpayment >30% 78.1% 73.5% 84.8% 28.6% 74.5%
Low Income 229 330 113 28 700
Overpayment >30% 54.1% 72.7% 57.5% 85.7% 64.7%
Moderate Income and greater 1,539 2,570 584 805 5,498
Overpayment >30% 21.4% 17.3% 12.7% 33.5% 20.4%
All Owner Households 1,971 3,144 845 931 6,891
Overpayment >30% 31.9% 27.0% 32.2% 36.7% 30.3%
Renter Households
Extremely Low Income 24 55 19 25 123
Overpayment >30% 58.3% 100% 21.1% 100% 79.7%
Very Low Income 69 115 99 19 302
Overpayment >30% 100% 91.3% 85.9% 100% 92.1%
Low Income 70 160 65 90 385
Overpayment >30% 50% 65.6% 61.5% 88.9% 67.5%
Moderate Income and greater 115 405 135 95 750
Overpayment >30% 26.1% 12.3% 0% 10.5% 12%
All Renter Households 278 735 318 229 1,560
Overpayment >30% 53.2% 42.9% 40.6% 58.5% 46.5%
All Households
Total Households 1 2,249 3,879 1,163 1,160 8,451
Overpayment >30% 34.5% 30.0% 34.5% 41.0% 33.3%
Source: 2000 CHAS
1 Total households shown in CHAS data differs slightly—by four units—from 2000 Census.
Housing Needs
Page 5-4 December 2010
TABLE H-23 Affordable Housing Costs by Annual Income
Type
Annual Income
(2007) 1
Maximum Affordable
Rent Payment 2
Maximum Affordable
Purchase Price 3
Single-Person Household
Extremely Low $0–$12,450 $311 $45,000
Very Low $12,451–$20,700 $518 $81,000
Low $20,701–$33,150 $829 $135,000
Moderate $33,151–$49,700 $1,243 $207,000
Above Moderate $49,701+ Above $1,243 Above $207,000
Median $41,400 $1,035 $171,000
Two-Person Household
Extremely Low $0 –$14,200 $355 $45,000
Very Low $14,201–$23,700 $593 $81,000
Low $23,701–$37,900 $948 $135,000
Moderate $37,901–$56,800 $1,420 $207,000
Above Moderate $56,801+ Above $1,420 Above $207,000
Median $47,400 $1,185 $171,000
Four-Person Household
Extremely Low $0–$17,750 $444 $68,000
Very Low $17,751–$29,600 $740 $120,000
Low $29,600–$47,350 $1,184 $196,000
Moderate $47,351–$71,000 $1,775 $299,000
Above Moderate $71,001+ Above $1,775 Above $299,000
Median $59,200 $1,480 $248,000
Source: The Planning Center 2008
1 Income limits established by HUD, 2007.
2 Based on 30 percent of income.
3 Based on 35 percent of income, 10% down, 6.5% interest, and 1.25% taxes and homeowner‘s insurance monthly.
Affordability of Homeownership
Much like other communities in the Coachella Valley, the sale prices for housing
in La Quinta increased significantly in the early 2000s. Since 2006 the City and
Valley have experienced a wide range of pricing options due to foreclosures.
While there are still multimillion dollar homes for sale, there are also new and
fairly new homes for sale at prices less than their original value.
In 2002, many areas of the City offered housing options that ranged from the
high $100,000s to the mid $200,000s. In 2007, nearly two-thirds of resale
homes and condominiums sold for $500,000 or more (see Table H-19). The
subprime lending crisis and downturn of the housing market have resulted in
rapidly decreasing sales prices. According to DataQuick, between November
2007 and November 2008 home sale prices in La Quinta declined by 24.7
percent.
Even with the downturn in the housing market, as of 2008 the majority of
single-family dwellings would be unaffordable to lower income households. The
City of La Quinta Housing Element Update Page 5-5
average new home, typically priced above $400,000, puts all new single-family
homes out of reach for all but above moderate income households. The
combined new and existing home sales price in La Quinta in November 2008
was $384,000.
Affordability of Rental Costs
Unlike the homeownership market, the rental market has remained relatively
stable over the past five years.
Moderate income households could afford to spend as much as $1,200–1,775
per month on rent and utilities. As shown in Table H-21, the average rent for
many of the listed apartments, single-family homes, or condominiums range
from $1,000 to $1,800—well within the affordable range for these households.
Hundreds of lower and moderate income households are served by existing and
pending projects, some listed previously in Section 4.5 and discussed in Section
8. Constructed, approved, and pending income-restricted rental projects
provide 576 units of new rental housing for very low and low income
households. With the market-rate rental market essentially closed for extremely
low and very low income households, however, it is evident that their major
source of affordable housing will be found through income-restricted housing
projects, housing voucher programs, second units, and employee/guest houses.
5.2 Overcrowding
The Bureau of the Census defines overcrowded housing units as “those in excess
of one person per room average.” Overcrowding may occur when a family or
household cannot afford adequate living space, has to house extended family
members, or is sharing inadequate living space with nonfamily members. When
more than one family shares a housing unit it is called doubling.
There appears to be a direct link between overcrowding and housing
affordability. Potential causes may include:
■■ Homeowners/renters with large families who are unable to afford
larger dwellings,
■■ Older children wishing to leave home who are prohibited from doing so
because they cannot qualify for a home loan or are unable to make
rental payments, or
■■ Elderly relatives on fixed incomes who are unable to afford suitable
housing or have physical handicaps that require them to live with their
children or other family members for assistance.
Households with lower incomes may permit overcrowding to derive additional
income, or there may be insufficient supply of housing units in the community
Housing Needs
Page 5-6 December 2010
to accommodate the demand. In addition, overcrowding plays a role in the
deterioration of housing stock, particularly among older structures.
Table H-24 shows that 3.6 percent of the total occupied housing units were
moderately overcrowded in 2000, a decrease from over 8.0 percent in 1990.
A slightly higher incidence of overcrowding was experienced among the rental
tenure group. This is supported by the finding that the number of persons per
unit in renter-occupied housing units was higher than owner occupied, with
3.17 persons per unit as compared to 2.71 for owner-occupied households.
Although renter households constituted only 18 percent of all households in the
City, approximately 9.7 percent of renters experienced overcrowded conditions,
with 3.2 percent of all renters experiencing severe overcrowding. In
comparison, within owner-occupied households, which constitute 82 percent of
all households in the City, 5.5 percent experienced overcrowded conditions,
with 2.6 percent experiencing severe overcrowding. These numbers have
reduced by almost one half since the 1990 Census.
It is possible that large rental households may have had difficulty finding
affordable three or four bedroom rental units. Almost 21 percent of renter
households (316 households) had five or more persons, as compared to
approximately 12 percent of owners. Large households often require homes
with at least three bedrooms. According to the 2000 Census, there were 1,555
housing units in the City with four or more bedrooms. Of these, 7.6 percent, or
119 units, were renter occupied. Although there were 914 three bedroom rental
units in the City, comprising over 59 percent of the total rented stock, these
units often rent at rates exceeding $1,200.
It is clear that additional housing resources with three or more bedrooms are
needed for very low and low income renters and owners. It is possible that
moderate and above moderate income renters experience overcrowding due to
a shortage of rental units at this price range with multiple bedrooms.
TABLE H-24 Overcrowding
Status
Owner Renter Total Households
Number % of Owners Number % of Renters Number % of Total
Not Overcrowded 6,534 94.5 1,392 90.3 7,926 93.7
Moderately Overcrowded 203 2.9 100 6.5 303 3.6
Severely Overcrowded 177 2.6 49 3.2 226 2.7
Total 6,914 100.0 1,541 100.0 8,455 100.0
Source: 2000 Census
Note: Universe is total households in occupied housing units. Housing units that exceed 1.0 or more persons per room are considered moderately
overcrowded. Housing units that exceed 1.5 or more persons per room are considered severely overcrowded.
City of La Quinta Housing Element Update Page 5-7
5.3 Special Needs
The state requires that the special needs of certain disadvantaged groups be
addressed in the Housing Element. Selected populations with special housing
needs include the elderly, handicapped, large families, single-parent
households, the homeless, and farm workers.
Elderly Persons
The special housing needs of the elderly are an important concern for the City of
La Quinta, since many retired persons residing in the City are likely to be on
fixed low incomes. Besides affordability concerns, the elderly often maintain
special needs related to housing design and location.
With regard to housing design needs, the elderly may require ramps, handrails,
lower cupboards and counters, etc., to allow greater access and mobility. They
also may need special security devices for their homes to allow greater self-
protection. The elderly also have special needs regarding location. They
typically need to have access to public facilities (i.e., medical and shopping) and
transit. In most instances, the elderly prefer to stay in their own dwellings
rather than relocate to a retirement community, and may need assistance to
make home repairs. Every effort should be made to maintain their dignity, self-
respect, and quality of life.
In 2000, 3,173 City residents, or 13.4 percent of the total population, were 65
years of age or older as compared to 9.6 percent in 1990. The 2000 reported
median household income was $54,205 for senior residents aged 65–74 and
$36,927 for senior residents 75 and older in La Quinta. Based on 2000 income
levels, approximately 7 percent (154) of the senior households have been
determined to fall below the poverty level. The majority of senior households
below the poverty level are individuals living alone (Table H-25).
In 2000 there were 1,698 senior-headed households, or 76.5 percent of all
seniors, who owned their residences. There were 265 senior-headed rental
households in the City. As shown in Table H-22, approximately one-third of
senior households (776) overpaid for housing in 2000, a condition that was
particularly acute for extremely low and very low income households.
Apart from privately owned housing units, the City has several options for
senior living. Among these are: The Seasons development, which offers 91
senior units in the very low and low affordable price range; Miraflores, a project
completed in 2003 that supplies 118 senior units in the low and moderate
income price range; and Hadley Villas Senior Apartments, an affordable project
completed in 2004 that offers 81 units in the very low income price range.
Continued construction of multifamily units will aid greatly in meeting the
needs of seniors currently overpaying for rental units.
Housing Needs
Page 5-8 December 2010
TABLE H-25 Senior Households by Size/Type
Household Type
1 Person
Households
2 or More Person
Households
Total Family Non–Family
Households with 1 or more persons
65 and over 556 1,574 89 2,219
Such households below poverty
level 80 52 22 154
Source: 2000 Census
Disabled Persons
Physical and developmental disabilities can hinder access to housing units of
traditional design, and potentially limit the ability to earn adequate income. The
three major housing needs of the disabled are access, location, and affordability.
Disabled persons often require specially designed dwellings to provide access
not only within the dwelling, but to and from the unit. Special modifications to
permit free access are very important in maintaining independence and dignity.
The California Administrative Code Title 24 Requirements set forth access and
adaptability requirements for the physically handicapped. These regulations
apply to public buildings such as motels, and require that ramps, larger door
widths, restroom modifications, etc., be designed to enable free access to the
handicapped. Such standards are not mandatory of new single-family
residential construction.
Like the elderly, the physically disabled have special needs with regard to
location. There is typically a desire to be located near public facilities, especially
public transportation facilities. Some disabled residents prefer group quarters.
However, many government programs that group seniors and handicapped
persons together (such as HUD Section 202 housing) are inadequate and often
do not serve the needs of the disabled.
A number of disabled persons receive supplemental Social Security Income and
are on fixed incomes. Increasing inflation and housing costs adversely affect
these individuals’ ability to secure affordable housing.
The 2000 Census reports 6,008 persons in the City of La Quinta who
experienced some kind of disability as reported by the 2000 Census. Of the
6,008 disabled persons, 5,777 are age 16 or over. Disabilities in the adult
population can reflect employment limitations, which in turn may reduce
income and ability to afford adequate housing. Table H-26 shows that 7.6
percent of the City’s population age 16 and over have handicaps that restrict
them from working. Persons only with limitations on their ability to care for
themselves, including Alzheimer sufferers, mentally ill adults, or severely
physically handicapped adults, comprise 11.5 percent of the City’s population.
City of La Quinta Housing Element Update Page 5-9
Those with a mobility disability constituted 5.3 percent of the population. All
groups of persons with disabilities include a large number of persons 65 years
of age and older. Although seniors comprised approximately 27.1 percent of the
total disabled population, those seniors who report a mobility or self-care
limitation constituted approximately 32.1 percent of the senior population.
Disabilities may impair employment opportunities, resulting in limited or fixed
incomes. According to 2000 CHAS data, of the households with a member that
has a mobility or self-care disability, approximately 23 percent are very low
income and 15 percent are low income. These households may face significant
challenges to affording adequate housing, transportation, and health care.
According to the Volunteer Center of Riverside’s Ombudsmen Program, the
greatest housing needs for the developmentally disabled adult are group, or
board and care, homes. Statistically, 101 persons in La Quinta—not quite one
percent of the total population—reported both a mobility and a self-care
limitation. This is the population most in need of a supportive housing
environment. However, the mobility or self-care limitation does not necessarily
translate into a need for specially constructed housing units. Therefore, it is
difficult to estimate the number of handicapped persons in need of accessible
housing.
Facilities and services in the Coachella Valley that assist persons with both
mental and physical disabilities include:
■■ La Quinta Senior Center – La Quinta: Services include Meals on Wheels,
an outreach program and volunteer home care services for homebound
seniors, and coordination of Dial-a-Ride transportation services.
■■ Community Counseling and Consultation Center, Inc./Desert AIDS
Project – Palm Springs: Dedicated to providing support, care, and
treatment to people with AIDS and related illnesses and education to
the general community. The Desert AIDS project serves the
psychological needs of AIDS clients, provides case management,
anonymous HIV testing, legal services, a program of protection and
prevention, and referral and recreational services.
■■ Valley Resource Center – Indio: A nonprofit organization providing
services to developmentally disabled adults. They administer
supportive employment programs and other workshops to assist daily
living.
■■ Cathedral City – HIV/AIDS Facility: A 25-bed permanent residence
facility for persons with HIV/AIDS.
■■ FISH of Lower Coachella Valley – Indio: Provides transportation and
emergency food, and operates a “good neighbor” program.
■■ DesertArc – Palm Desert: A comprehensive service delivery agency for
the developmentally disabled community; it provides programs to
develop or enhance self-help skills, life enrichment skills, and
prevocational and vocational skills.
Housing Needs
Page 5-10 December 2010
■■ Braille Institute – Rancho Mirage: A nonprofit school providing daytime
classes for the legally blind, with a 50-mile service radius. Provides
other services for the visually impaired.
■■ Shelter Plus Care Tenant Based Rental Assistance – Indio: A permanent
residence facility in Indio with 17 beds, serving needs of homeless
persons with disabilities and the mentally ill.
TABLE H-26 Disability Limitation by Age
Type of Limitation
16–64 65+ Total
Number of
Persons
Percent of
Population 1
Number of
Persons
Percent of
Population
Number of
Persons
Percent of
Population
Mobility Limitation 744 3.1 510 2.2 1,254 5.3
Self-Care Limitation 2 1,415 6.0 1,308 5.5 2,723 11.5
Employment Disability 1,800 7.6 N/A 0.0 1,800 7.6
Total 3,959 16.7 1,818 7.7 5,777 24.4
Source: 2000 Census
1 Percent of total population
2 Includes sensory, physical, and mental disabilities not covered in other categories
Large Family Households
The 2000 Census reported 1,196 households in the City of La Quinta, 14.2
percent of all households, with five or more persons. Large-family households
generally require larger dwellings with more bedrooms to meet their housing
needs. But these households often experience difficulty securing adequate
housing suitable for their expanded needs due to income limitations and/or lack
of adequate housing stock.
Difficulties in securing housing large enough to accommodate all members of a
household are heightened for renters, because multifamily rental units are
typically smaller than single-family units. Despite the fact that over half of the
multifamily housing stock is three-bedroom units, the overall number of
multifamily housing units in and around La Quinta is relatively small, leaving
large families with fewer options. As shown in Table H-22, approximately one-
third of large family households (401) overpaid for housing in 2000, a condition
that was particularly acute for extremely low and very low income households.
According to 2000 CHAS data, lower income households make up
approximately 58 percent of large family renter households and 38 percent of
large family owner households.
Table H-27 presents tenure of housing units by number of persons in the unit in
2000. The table shows that for large households, there numerically are more
owner-occupied units than renter occupied. Owner-occupied units comprise
over 75 percent of the large households in the City, and 14 percent of all owner-
City of La Quinta Housing Element Update Page 5-11
occupied housing. There are 269 large households occupying rental units, which
is 17 percent of all renter households.
Multifamily housing rental stock consists primarily of one- and two-bedroom
units. Single family development in the Cove, however, is made up largely of
units with three bedrooms, although four-bedroom units are also present in
limited supply. Citywide single-family construction activity has created a supply
of housing for large families not available in multifamily housing, although
prices for larger units tend to be affordable only to moderate and above
moderate income households.
There can be several limitations on connecting larger families with appropriate
housing. Although some resources exist to meet the needs of large families,
there are not sufficient numbers of housing units to accommodate the need.
Those units available may be out of the affordable price range for a number of
households, and some larger units may be rented by smaller families or
households who are able to afford the market rent. This conclusion is supported
by the high demand for three-bedroom rental units, the low vacancy rates of
three-bedroom rental units available in the Cove, and the wait lists at all
apartment complexes in the City.
TABLE H-27 Large Households by Tenure
Number of Persons
in Household Owner Occupied Renter Occupied Total
Five 546 149 695
Six 228 73 301
Seven or More 153 47 200
Total 927 269 1,196
Source: 2000 Census
Single-Parent Households
Single parent heads of household constitute a group with serious housing
concerns. In general, families with single parent heads of household may
experience a higher incidence of poverty than other household configurations.
La Quinta is home to 751 single-parent families, of which 455 are female-
headed. In 2000, 12 percent of the City’s single-parent families lived in poverty,
compared to 3 percent of married couple families. Female headed households
experienced a slightly higher poverty rate at 13 percent. The median family
income for single-parent households (male or female headed) was $29,000,
compared to 57,000 for married-couple families with children
There are currently not enough assisted units in the City to serve the potential
number of these households that would require low income housing. Resources
in the community to assist single parents generally include Housing Choice
Housing Needs
Page 5-12 December 2010
Vouchers (formerly Section 8 Certificates) for rental assistance. This type of
assistance is limited by funding and the number of vouchers available. Not all
single parents qualify for Housing Choice Vouchers, but may have a need for
another form of assistance such as subsidized child care.
Many single parents do not have the resources to enter the housing market as a
home owner. Although the incidence of single-parent households with children
below the poverty level is low in the City, less than 2 percent of single-parent
households are impoverished (Table H-28), addressing the housing needs for
single parents may require innovative housing solutions. Strategies need to be
considered to provide more housing opportunities to these households, such as
new multifamily housing, mixed-use units, and subsidized single-family
housing.
TABLE H-28 Single Parent Households 2000
Household Type Total Percent of Total
Total households 8,455 100%
Single-parent households 1,008 11.9%
Single-parent households below poverty level 115 1.4%
Single-parent households with children under
age 18
751 8.9%
Single-parent households with children under
age 18 below poverty level
93 1.1%
Source: 2000 Census
Farm Workers
Based on an analysis of farm labor and the diminishing amount of farmland in
the City of La Quinta and surrounding rural areas, the need for farm worker
housing has declined. The 2000 Census reports that 47 residents of the City are
employed in the agricultural field, and that there are 45 agricultural jobs
provided within the City. It is probable that a number of occupations classified
as agricultural are related to nursery operations or landscape maintenance.
Responsibility for providing housing for farm workers originally lay with the
growers that employed the workers. This practice was discontinued, however,
due to high costs for liability insurance and maintenance. Low income groups
often need housing near work. For farm workers, this means that housing is
needed in rural, agricultural areas rather than urban areas. In the Coachella
Valley, the principal housing options for migrant and local seasonal farm
workers are family-owned homes, private rental houses, second units,
apartments, and mobile homes. Farm worker housing does not appear to be a
significant need in La Quinta.
City of La Quinta Housing Element Update Page 5-13
Extremely Low Income Households
Extremely low income households are households earning less than 30 percent
of the Area Median Income (AMI). These households often face significant
financial challenges to affording adequate housing and therefore are considered
a subpopulation with special housing needs.
According to 2000 CHAS data there are 405 extremely low income households
in La Quinta, consisting of 123 renter households and 282 owner households.
Approximately 36 percent of La Quinta’s very low income households earned
less than 30 percent of the AMI, qualifying them as extremely low income
households. Accordingly, the City’s projected need for extremely low income
households is 386 households (36 percent of its 2006–2014 RHNA allocation
for very low income households).
Extremely low income households are sensitive to unexpected changes in
income and expenditures, so overpayment for housing could result in an
inability to meet other important or emergency needs. In 2007 an extremely
low income household of four would earn no more than $17,500 per year and
would be able to spend only $444 per month in rent before overpaying for
housing. A two-person household earning no more than $14,200 would only be
able to spend $355 per month in rent before overpaying for housing. According
to 2000 CHAS data, 76 percent of La Quinta’s extremely low income households
overpay for housing; expending more than 30 percent of their gross monthly
income on housing.
Many of the City’s existing and proposed very low income rental projects
provide housing affordable to extremely low income individuals, couples, and
families with children. Extremely low income households are also eligible to
receive rental assistance in La Quinta through the County of Riverside Housing
Authority’s Section 8 voucher program. Small extremely low income households
may also find an affordable housing option in Single Room Occupancy (SRO)
hotels, second units, and guest houses. A survey of rental opportunities in 2008
showed that second units in La Quinta are affordable to lower income
households. Another type of second unit, a guest house/employee quarters is
permitted in La Quinta and is to be rented out free-of-charge, per the Municipal
Code. The intent is for homeowners to provide on-site living quarters for their
staff and guests. This type of second unit is mandated to be affordable to
extremely low income households. Second units and guest houses/employee
quarters may be important resources for seniors on a fixed-income, single-
parents, disabled persons, college students, and low-wage earning workers.
Homeless Persons
Understanding the extent of homelessness in La Quinta is difficult because there
is little data available to the City. In 2003 and 2007 enumerators working for
the Riverside County Department of Public Social Services conducted a census
of the homeless population of Riverside County. This census determined an
Housing Needs
Page 5-14 December 2010
approximate countywide homeless population of 4,508 at the time of the
census. The majority of the homeless in the Coachella Valley were surveyed in
the Cities of Indio (684), Blythe (106), and Palm Springs (260). No homeless
persons were identified in La Quinta during either census.
This information indicates that there is not a need for a shelter beds. However,
homeless persons and families are often transient and may find themselves in
need of shelter in any given jurisdiction in the county. If a person or family finds
themselves homeless they may go to regional facilities provided by the county,
City of Indio, or City of Palm Springs for assistance. The available homeless
facilities in the Coachella Valley are listed in Table H-29.
One use that may potentially provide housing for those in need of shelter is SRO
hotels. SRO hotels, as defined in the municipal code, are residential facilities that
are rented on a weekly or longer basis that may or may not have private
bathroom and kitchen facilities. SRO hotels are conditionally permitted in
Regional Commercial zoned districts.
In the zoning code transitional shelters are defined as short-term housing
facilities for homeless persons or victims of domestic abuse, a definition more
appropriate for emergency shelters. Transitional housing and permanent
supportive housing, in contrast, are directed at long-term solutions. Transitional
housing is provided for up to two years, and is combined with social services
and counseling to assist in the transition to self-sufficiency. Through Program
5.7, appropriate definitions of emergency shelter, transitional housing, and
permanent supportive housing will be provided in the Municipal Code to
comply with state requirements. Furthermore, transitional facilities will be
permitted as a residential use in residential zones. Emergency shelters will be
permitted in the MC zone and conditionally permitted in the CR zone. There are
two vacant MC-zoned parcels (totaling 0.71 acre) in La Quinta that could
accommodate an emergency shelter during the planning period.
Despite successive homeless census efforts identifying zero homeless persons
in La Quinta, the City of La Quinta is participating in regional efforts to serve
emergency housing needs. The City has a voting representative on the Coachella
Valley Association of Governments Homelessness Committee. In February 2008,
the La Quinta City Council adopted a resolution to support the Coachella Valley
Association of Governments (CVAG) Strategic Plan as endorsed by the CVAG
Homelessness Committee. The Strategic Plan is a two-phase program that will
establish multi-service centers (MSC) to provide shelter and supportive services
for the homeless (Program 5.6).
One MSC will be developed east of Cook Street to serve the eastern Coachella
Valley jurisdictions and the other MSC will be west of Cook Street for service to
the western Coachella Valley. Cook Street is a north–south street that essentially
bisects the City of Palm Desert. The City of La Quinta is east of Cook Street.
City of La Quinta Housing Element Update Page 5-15
The mission of the MSCs will be to provide comprehensive support services to
promote progress toward permanent housing and self-sufficiency. Both MSCs
will be designed to provide one-stop access to resources for individuals and
families experiencing homelessness or who are at risk of homelessness. A wide
array of supportive services are envisioned, including but not limited to basic
amenities such as showering/ personal care and laundry, street outreach,
transportation, childcare, medical care, mental health services, integrated case
management, food, and housing.
By June 2009, the Strategic Plan seeks to provide rental subsidies for 200 units
of permanent affordable housing (0–3 bedrooms in size). Additionally, the
Strategic Plan sets out to create 100 shelter beds (60 percent for individuals and
40percent for families) and 250 units of permanent supportive housing (90
percent for individuals and 10 percent for families) by June 2010. Funding for
the MSC is expected to be obtained by early 2009.
TABLE H-29 Coachella Valley Homeless Shelter Resources 2007
Shelter Name Type of Shelter City Clientele or Needs Served Number of Beds 1
Coachella Valley Services and
Overnight Shelter (CV-SOS) Emergency Coachella Valley General 25
Coachella Valley Rescue Mission Emergency Indio Men, women, and children 80
Nightingale Manor Emergency Palm Springs Families 50
Shelter from the Storm Emergency Undisclosed –
Coachella Valley Domestic Violence 60
Martha‘s Village and Kitchen Emer &Trans Indio General 100 emer/120 trans
ABC Recovery Center Transitional Indio Substance Abuse 40
Episcopal Community Services Transitional Scattered Site –
Coachella Valley HIV/AIDS 34
Shelter From The Storm Transitional Undisclosed –
Coachella Valley Domestic Violence Victims 39
Casa San Miguel Permanent Cathedral City HIV/AIDS 25
Episcopal Community Services Permanent Scattered Site –
Coachella Valley
Persons With Disabilities and
Chronically Homeless 40
Shelter Plus Care TBRA Permanent Indio Persons With Disabilities/
Mentally Ill 23
Source: Riverside County 2007 Continuum of Care Consolidated Application, Exhibit 1, Housing Inventory Chart (as of January 24, 2007)
1 A total of 636 full-time beds are available in the Coachella Valley. There are an additional 44 permanent supportive housing beds that are
available to homeless mentally ill clients throughout the County on a voucher basis. These beds are available to eligible individuals in the
Coachella Valley, although there is no set number specifically allocated to the desert region.
5.4 Regional Housing Needs
State Housing Law requires that SCAG identify future housing needs in each
jurisdiction. To meet this mandate, SCAG develops the RHNA, which establishes
both the projected need for housing and the fair share distribution of the
projected need to its member jurisdictions.
Housing Needs
Page 5-16 December 2010
The RHNA calculates the projected new construction need necessary to
accommodate the anticipated population through June 2014. State housing law
requires that cities and counties demonstrate adequate residential sites that
could accommodate development of housing in order to satisfy future housing
need.
The 2006 RHNA proposes that La Quinta construct 4,326 new housing units to
accommodate housing needs for all income groups during the planning period
January 2006 through June 2014. These units are distributed by income
category as illustrated in Table H-30.
According to SCAG, 1,065 new units are needed to accommodate very low
income households, 724 new units to accommodate low income households,
and 796 new units to meet the needs of moderate income households.
Approximately 40 percent of the new units (1,741) cited by the RHNA to
accommodate growth will be for above moderate income households, provided
through market-rate housing.
The City’s 4,326-unit future housing need is a 29 percent increase in the
number of existing households (14,425 in 2007), and approximately 10 percent
of the Coachella Valley’s future housing need.
The percentage of lower income households in the City was approximately
equal to the proportional distribution within the Coachella Valley at the time of
the RHNA. Housing prices in La Quinta are such that the above moderate and a
portion of the moderate income households will be able to find affordable
market-rate housing (as purchasers or renters), although the moderate income
households will be largely limited to the resale market and a few selected new
housing developments.
TABLE H-30 2006–2014 Regional Housing Needs Assessment
Household Income Levels Income as a Percent of County Median RHNA Allocation Percent
Very Low Less than 50% 1,065 24.6
Low 51%–80% 724 16.7
Moderate 81%–120% 796 18.4
Above-Moderate Over 120% 1,741 40.2
Total 1 4,327 100%
Source: Regional Housing Needs Assessment for Southern California, July 2007, prepared by SCAG.
1 Total number of units and percentage are affected by rounding error.
City of La Quinta Housing Element Update Page 6-1
6.0 HOUSING CONSTRAINTS
Constraints to the provision of adequate and affordable housing are posed by
both governmental and nongovernmental factors. These factors may result in
housing that is not affordable to lower and moderate income households or may
render residential construction economically infeasible. Constraints to housing
production significantly impact households with lower incomes and special
housing needs. To accurately assess the housing environment in the City of La
Quinta, close consideration needs to be given to a series of constraints; the
housing market, infrastructure, and environmental and governmental factors
that impact the cost of housing.
6.1 Nongovernmental Constraints
Although housing costs in the Coachella Valley region are, on average, below
other metropolitan areas in Southern California, the cost of renting or
purchasing adequate housing in La Quinta continues to be influenced by a
number of market factors. Costs associated with labor, raw land, materials, and
financing influence the availability of affordable housing. Since the conclusion of
the early 1990’s recession, housing and rental prices in the City have escalated.
Land and Construction Costs
Land costs include the costs of raw land, site improvements, and all costs
associated with obtaining government approvals. Factors affecting the costs of
land include overall availability within a community, environmental site
conditions, public service and infrastructure availability, aesthetic
considerations, and parcel size.
The cost of land is an important component in determining the cost of housing
development. Land in the Coachella Valley has been and remains relatively
affordable compared to other Southern California markets. In 2008 residential
land acquisitions show that vacant residential land outside of the Village area
costs between $75,000 and $100,000 per acre. Village Commercial land, which
has the potential for up to 16 dwelling units per acre, sells for up to $1.3 million
per acre.
Construction costs can constitute up to 50 percent of the cost of a single-family
detached home. Labor costs are usually two to three times the cost of materials,
and thus make up 17 to 20 percent of the total cost of a new home. Labor costs
are based on a number of factors, including housing demand, the number of
contractors in the area, and union status of workers. However, state law
requires the payment of prevailing wages for most private projects built under
an agreement with a public agency providing assistance to the project, except
for certain types of affordable housing. All cities are affected by these laws.
Housing Constraints
Page 6-2 December 2010
The construction cost of housing may be considered a constraint to affordable
housing in the La Quinta area. The City cannot directly control construction
costs. Hence, increases in these costs amplify the need for subsidies to achieve
affordability in residential units. Through density bonus provisions the City
provides incentives and relief to the development community in exchange for
the inclusion of affordable housing into a project.
Financing
Interest rates impact both the purchase price of the unit and the ability to
purchase a home. Interest rates are determined by national policies and
economic market conditions and local government has no impact on these rates.
Historical market trends reveal that when interest rates are high, a potential
homeowner’s ability to secure a loan decreases. Conversely, when rates are low,
homeownership becomes more accessible to more families.
The La Quinta market has demonstrated that when interest rates are low, the
majority of housing demand focuses on single-family homes. When interest
rates are high (in excess of about 12 percent) for any length of time, only a small
percentage of new home buyers can qualify for monthly mortgage payments on
the average market rate single-family home. At this point, demand shifts to
lower price units, usually multifamily, and construction trends follow.
Lending rates for developers are generally 2 to 2.5 percentage points higher
than the prime interest rate, which was 8.25 percent or below through 2007.
Financing for both construction and long term mortgages is generally available
in La Quinta subject to normal underwriting standards. The availability of
financing for developers under current economic conditions may pose a
constraint on development outside of the City’s control.
First-time home buyers are the group most impacted by financing
requirements. Some 30-year mortgage rates hovered at around 7.5 percent in
the third quarter of 2008, and lower initial rates are available with Graduated
Payment Mortgages, Adjustable Rate Mortgages, and Buy-Down Mortgages.
However, variable interest rate mortgages on affordable homes may increase to
the point that interest rates exceed the cost of living adjustments, which could
be another constraint on affordability.
The current uncertainty in the lending industry may lead to more stringent
credit requirements and lead to increased interest rates, which change
significantly and substantially impact the affordability of the housing stock.
Typically, conventional home loans will require 5 to 20 percent of the sale price
as a down payment, which is one of the largest constraints to first-time home
buyers. When interest rates are low, they are not generally a serious constraint
to affordable housing. Further, lower interest rates help support home
purchases by low and moderate income households, who may not be able to
qualify at higher rates.
City of La Quinta Housing Element Update Page 6-3
Homeowners’ Association
In many golf course, lake, gated, or planned development communities,
homeowners are charged mandatory monthly homeowners association dues.
Homeowners association dues typically cover maintenance of common grounds
and structures, pool and recreation areas, streetscapes and landscaping, guard
gates, and personnel (if applicable). Even maintenance of residential structures
and yards are often covered, depending on dwelling type and ownership status.
While the initial purchase price of units within such communities may be
affordable to moderate income households, the addition of a substantial
monthly homeowners’ association fee into the total housing payment (principal,
interest, taxes and insurance) can easily cause the monthly payment to exceed
30 percent of household income.
Other Non-City Constraints
Although not a direct market or governmental constraint, the common
perception of affordable housing by the public is that it is undesirable in their
community. This may constitute a constraint on a local jurisdiction’s ability to
approve otherwise appropriate projects. Long-term education, superior project
design, and economically integrated projects incorporating a portion of
affordable units are essential. Good management practices and a continuing
opportunity for public involvement may also help alleviate these perceived
constraints. The quality and advancement of affordable housing may be greatly
bolstered by press covering Vista Dunes, the first LEED Platinum certified
affordable multifamily project of its size in the country. This project, and other
planned sustainable affordable projects, will make La Quinta a case study for
realizing attractive and sustainable affordable housing development.
6.2 Governmental Constraints
Actions by the City that impact the affordability of homes occur in two broad
areas. First, the City has traditionally exercised authority in the areas of land use
controls, site improvement requirements, building codes, fees, and other
regulatory programs. Secondly, by acting through the La Quinta Redevelopment
Agency (Agency), the City can use funds appropriated to expand and improve
the supply of housing affordable to lower and moderate income households.
Agency strategies include second trust deed home purchase loans, residential
rehabilitation loans, and acquisition/rehabilitation/resale of dilapidated vacant
homes.
General Plan Land Use Designations
The 2002 Land Use Element establishes the maximum and minimum housing
density for five residential land use designations from Very Low Density (up to
2 units per acre) to High Density (up to 16 units per acre). Four nonresidential
Housing Constraints
Page 6-4 December 2010
land use designations also allow for the construction of housing at densities up
to 16 units per acre. After the implementation of Programs 1.5 and 1.6, the City
will permit residential development between 12 and 24 units per acre in the
Village Commercial designation and other specified commercial districts.
Implementing Program 1.7 will increase the maximum density in the High
Density district from 16 to 24 units per acre.
It is the established policy of the City to maintain the community character of
high design standards and relatively low densities for all new development,
including affordable housing projects. Density is, in theory, a critical factor in
the development of affordable housing. In theory, maintaining low densities
typically increases the cost of construction per unit. Higher density improves
housing affordability because it lowers the per-unit land cost (although the
overall land cost per acre may be higher than for lower density uses) and
facilitates efficient construction. However, the City of La Quinta has successfully
supported the construction of affordable housing at densities lower than 20
units per acre, and as low as 4.5 dwelling units per acre. The density ranges
allowed for each residential district used to calculate housing at buildout are
listed in Table H-31.
Attached residential development that is still consistent with the City’s
character through architecture and massing has successfully been implemented
through a number of mechanisms, including clustering of residential
development, density bonuses, mixed-use development, and zero lot line/small
lot development in selected areas of the City. These mechanisms are subject to
established design parameters of the Zoning Code. Clustering of housing can
produce higher densities on a portion of land, while retaining the overall
density assignment of the entire property. This method is effective when
portions of property not used for residential development can be developed
with compatible uses, such as open space/recreation, parks, schools, or public
facilities. In the case of mixed-uses, residential uses may be clustered with
office, commercial, retail, hotel, business park, or public facilities for higher
density uses near to employment and transit opportunities.
Under current economic conditions, construction of multifamily projects or
higher density single-family projects at costs readily affordable to lower income
households at market rate has not been possible. Agency assistance has been
necessary in order to provide new affordable units, regardless of density
allowed by the City. The City of La Quinta is in the advantageous position of
being able to undertake assistance programs through the Agency’s Low and
Moderate Income Set-Aside fund, and agreements with a number of for- and
nonprofit developers to provide affordable units.
City of La Quinta Housing Element Update Page 6-5
TABLE H-31 Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
Very Low Density
(VLDR)
Very Low Density
Residential (RVL)
Up to 2 units per
acre
One-to two-story single-family detached homes on large lots ; at the
southeastern boundary of the City.
Low Density (LDR) Low Density
Residential (RL)
Up to 4 units per
acre
Single-family attached and detached development, both in a country club
setting and in standard subdivisions. Equestrian uses may be appropr iate on
larger lots. The clustering of smaller housing units, including condominiums
and townhomes, may be appropriate with the provision of common area
amenities and open space when governed by a Specific Plan.
Medium Density
(MDR)
Medium Density
Residential (RM)
Cove Residential
(RC)
Up to 8 units per
acre
One-to two-story single-family detached and attached homes on medium to
small sized lots; clustered small dwellings, such as one to two -story single-
family condominiums, townhomes, or apartment and dup lexes, with open
space and common area amenities when governed by a Specific Plan.
Medium High
Density (MHDR)
Medium High
Density Residential
(RMH)
Up to 12 units per
acre
One-to two-story, single-family detached homes on small lots; one-to two-story
single-family attached homes; one -and two-story townhomes, condominiums
and multifamily dwellings. Mobile home parks may be allowed with the
approval of a Conditional Use Permit. Under MDR zoning, manufactured
home subdivisions with common area amenities and o pen space are
permitted by right subject to meeting all development standards applicable to
the zone.
High Density (HDR) High Density
Residential (RH)
Up to 16 units per
acre
One-to two-story single-family attached homes; one-to three-story townhomes
and multifamily dwellings. This designation is most suitable for planned
communities and affordable and senior housing, where smaller units and
higher densities may be appropriate. Duplex and multiplex development is the
most common. Mobile home parks or subdi visions with common area
amenities and open space may also be allowed subject to a Conditional Use
Permit.
Low Density
Agriculture/
Equestrian
Residential Overlay
(LDA/ER)
N/A Applied to
underlying
residential
designations in the
City and in
Planning Areas 1
and 2
These overlay designations recognize the importance of the agricultural and
equestrian community in this part of the Coachella Valley. Such uses within
this overlay shall be allowed to continue until such time as the land owner
chooses to develop, and shall not be considered nonconforming at any time.
Regional
Commercial (RC)
Regional
Commercial (CR)
Up to 16 units per
acre
High density residential uses with an affordable housing component are
permitted if they are more than 600 feet south of Hi ghway 111. The Zoning
Code also establishes stipulations where residential uses are allowed within
the Nonresidential Overlay area (within 600 feet of Highway 111). A specific
plan is required for all development under this designation.
Village Commercial
(VC)
Village Commercial
(VC)
Up to 16 units per
acre
Medium High and High Density residential land uses are appropriate in a
mixed-use context. Live/work housing is permitted.
Resort Mixed Use
(RMU)
Tourist Commercial
(CT)
Up to 16 units per
acre
Single and multifamily residential and condominium development is permitted.
Timeshares, RV parks and mobile home parks or subdivisions permitted with
a Specific Plan.
Source: City of La Quinta General Plan and Municipal Code
Municipal Code
The residential zone portions of the Municipal Code impact housing
affordability in several ways. The Zoning Code regulates such features as
Housing Constraints
Page 6-6 December 2010
building height and density, lot area, setbacks, minimum unit and room size,
and open space requirements for each zoning district. Development standards
for the six residential zoning classifications and two overlay districts are
provided in Table H-32.
Residential land use regulations allow for single-family detached development
by right at allowable densities between 0 and 12 units per acre. Single-family
detached housing at higher densities may be achieved under a Specific Plan
Overlay for individual projects as long as overall density established by the
General Plan is not exceeded. Single-family attached and multifamily
development is permitted by right at densities between 8 and 16 units per acre
and these types of residential uses are also permitted in lower density zones
under the provisions of a specific plan.
A variety of residential development is possible in the City, ranging in average
density from less than two units per acre for lands designated Low Density to
16 units per acre in the High Density and Regional Commercial categories. If a
density bonus is utilized, greater residential densities may be achieved in any
zone.
The Municipal Code conforms to state law and permits increased densities
subject to inclusion of affordable housing (density bonus). Table H-33 identifies
the list of permitted uses by residential district.
Lower Density Residential Districts
The RVL and RL zones provide for low density residential uses with densities
consistent with the General Plan VLDR and LDR designations (two and four
units per acre, respectively). Single-family development in lower density zones
is allowed through a building permit, following administrative review for
consistency with the Municipal Code and state requirements. Developments
requiring a tract map to establish new lots of record are reviewed by various
City departments and adopted through Planning Commission and City Council
public hearings. Typical conditions of approval relate to environmental quality
such as erosion control, storm drainage, and access.
Higher density uses such as patio homes, duplexes, attached single-family
dwellings, townhomes, and condominiums may be permitted in RVL and RL
zones when part of a specific plan, as long as the overall density of the specific
plan project does not exceed that permitted by the underlying zone. The
specific plan is reviewed by various City departments and a determination is
made by the City Council at a regularly scheduled public hearing. Specific plans
are typically adopted by resolution and are common throughout the City.
One guest house per lot under 10 acres is permitted concurrently with new
housing development in the RVL and RL zones, or a guest house can be
constructed on an already developed lot in those zones. Current City policy
permits guest houses without a Minor Use Permit. This practice will be codified
following Program 2.3. Guest houses are affordable to all income levels because
City of La Quinta Housing Element Update Page 6-7
they are provided free-of-charge. Per the La Quinta Municipal Code, no rent may
be charged for guest houses, which are intended to provide free housing for
relatives, guests, and household employees. Another form of accessory housing,
second units, are permitted by right in the RVL and RL zones. Multiple second
units on one site are conditionally permitted.
Development in the Cove, under RC zoning, allows for development and
preservation of the character of the Cove, with one story single-family detached
dwellings. The Zoning Code also establishes a minimum 7,200-square-foot lot
size, which may require lot consolidation in some circumstances. However, as
the majority of the Cove was originally subdivided into 5,000 square foot lots,
existing lots less than 7,200 square feet are considered buildable
nonconforming lots.
Medium and High Density Residential Districts
The RM, RMH, and RH zones allow an upper range of development density
consistent with the General Plan MDR, MHDR, and HDR designations (8, 12, and
16 units per acre, respectively). Minimum side yards and setbacks are required
where a project abuts an exterior boundary or a public street. However, lot
coverage, width, and setbacks within a project are variable to allow for
clustering or creative lot configurations, as well as creating space for desired
recreational and open space amenities.
The City’s Zoning Code readily accommodates the clustering concept and plans
for a diversity of residential housing types. It allows for innovation in design
standards and densities as long as the overall density and dwelling unit capacity
is not exceeded. Residential compatibility standards have been incorporated
into the Zoning Code, which governs conditions where higher or lower density
uses are proposed than the General Plan designation.
Single-family attached housing is allowed in the RM zone through a specific
plan, which allows for unique development standards and product
arrangement. Specific plan approval is determined by the City Council at
regularly scheduled public hearings. Single-family attached housing is allowed
in RMH and RH zones through the Site Development Permit, an internal design
review approved as a business item at regularly scheduled Planning
Commission public hearings. Multifamily development is allowed in all three
zones with a Site Development Permit, following the aforementioned procedure.
Residential Uses in Nonresidential Districts
There are development opportunities for residential uses in several of La
Quinta’s nonresidential zones (Table H-34). Single-family residential uses are
permitted under a specific plan in the Regional Commercial (CR) zone.
Multifamily housing is permitted under a CUP in the CR and Commercial Park
(CP) zones, and through a Village Use Permit in the Village Commercial (VC)
zone. Residential uses at densities consistent with the High Density residential
designations are permitted in the Village Commercial District subject to the
Housing Constraints
Page 6-8 December 2010
granting of a Village Use Permit, which is also required for nonresidential
development in the Village area. A Village Use Permit is a Site Development
Permit specific to the Village area, and allows for the review of the project for
compliance with the Village at La Quinta Design Guidelines in addition to the
Zoning Ordinance, Municipal Code, and state requirements. Village Use Permits
are approved at regularly scheduled Planning Commission public hearings, just
like a Site Development Permit. The development standards in the Village are
more permissive than for typical single- and multifamily housing projects and
are not considered a constraint to housing development.
Projects can be developed in the Village Commercial District that are 100
percent residential in use, as there is no requirement that a project be a mix of
residential and nonresidential uses. Development standards specific to the
Village currently include a 35-foot maximum height. Setbacks along front, side,
and rear property lines are not required. Additionally, the VC zone does not
require open space to be set aside for each residential unit. Residential floors
generally range from 10–12 feet in height. If a project contains solely residential
uses, the 35-foot height limit does not constrain development.
If a project incorporates commercial and residential uses, the commercial uses
will be located on the first floor and generally seek a floor height of 15–18 feet
to generate greater visibility for passing pedestrians and cars (but this floor
height is not required by the Municipal Code). Through Program 1.5 the City
may allow a third story which, even if nonresidential in use, will tend to be 10
feet in height. Under the current height standard, a mixed-use project could
construct three stories of development if the first floor is a maximum of 15 feet
in height. If the first floor is 16–18 feet, however, the project would be limited to
two stories in height. With a limitation to two stories, the current maximum
density of 16 units per acre remains feasible as only one level of residential
development is needed.
For example, to build 16 multifamily units (e.g., 1,500 square feet per unit) on a
one-acre piece of land would require 24,000 square feet of building area. Even
after reducing the building area on a one-acre piece of land by 40 percent to
accommodate parking and other features (those that are not required by
development standards but are common development practices such as
providing common walkways and open space areas), the buildable area on a
one-acre piece of land is approximately 26,000 square feet. If a project consisted
of two levels of residential development, a project built at 16 units per acre
would only need 12,000 square feet of building area per floor; alternatively, the
units could increase in size.
Variations in parking requirements, including shared parking applications, may
be approved. Program 1.5 will facilitate residential development opportunities
in the VC zone by amending the Municipal Code to permit residential
development between 12 and 24 units per acre. Even with the current
maximum density standard of 16 units per acre, the City has received interest
from developers for projects at 20 units per acre (using a density bonus). Under
City of La Quinta Housing Element Update Page 6-9
Program 1.5, the City would also consider increasing the height limit to 40 feet.
Although the increased height limit would not be required to achieve 24 units
per acre, it would provide greater flexibility in building envelopes and
commercial and residential floor plates. Residential development in the CP zone
must conform to the City’s standards for High Density Residential development
and affordability requirements if in a Nonresidential Overlay. These zones do
not have any performance requirements that mandate commercial or other
nonresidential development.
The CR zone generally corresponds to areas designated by the General Plan as
Regional Commercial. Parcels zoned CR along Highway 111 are subject to a 600-
foot setback known as the Nonresidential Overlay, in which residential uses are
not permitted unless they meet certain conditions:
■■ Are included as part of a project on a minimum 20-acre site;
■■ Constitute no more than 20 percent of the total project square footage;
■■ Are integrated into a larger development (i.e., no stand alone
residential);
■■ Serve a legitimate purpose such as employee housing;
■■ 50 percent of the units must be affordable to lower income households
Residential uses in the CR zone outside of the 600-foot setback Nonresidential
Overlay include:
■■ Multifamily and single-family uses;
■■ The application may be for a project that is 100 percent residential;
■■ A minimum of 15 percent of the units must be offered at prices/rents
affordable to Very low and Low income households.
■■ A Specific Plan is required;
■■ Where project sites are less than 20 acres, the project shall be single
use (i.e., all residential and no commercial, or no residential and all
commercial)
Some unique residential opportunities in nonresidential zones include resort
residential under a specific plan in the CR zone and conditionally permitted in
the CC and Tourist Commercial (CT) zones. Recreational vehicle rental and
ownership parks are conditionally permitted in the CR, CC, and CT zones.
Several forms of special needs housing are allowed in nonresidential zones.
Boarding houses, senior group housing, and SRO hotels are conditionally
permitted in the CR zone. Emergency shelters are permitted in all commercial
zones; however the use is undefined in the Municipal Code. Amendments to the
Municipal Code will define emergency shelters and permit them without
discretionary approval in the MC zone and conditionally permit them in the CR
zone (Program 5.7). Transitional shelters are defined in the Municipal Code as
emergency-oriented housing facilities that are conditionally permitted in the CR
and MC zones. The Municipal Code will be amended to better define transitional
Housing Constraints
Page 6-10 December 2010
housing for stays up to two years and permit this use as any other residential
use in residential zones, not in nonresidential zones (Program 5.7).
The Municipal Code will also be amended to further encourage and facilitate
residential development opportunities in commercial zones. Up to two stories
of residential uses will be permitted above commercial uses by right in the CR,
CC, CP, and Neighborhood Commercial (CN) zones (Program 1.5). Expanding
opportunities for vertically mixed-use development will increase the City’s
capacity for new attached housing without changing the City’s lower density
character. Attached housing types, which can generally be more affordable and
lower maintenance than single-family detached homes, may provide much
needed new housing opportunities for La Quinta’s single-parents, workforce,
and seniors.
City of La Quinta Housing Element Update Page 6-11
TABLE H-32 2008 Residential Development Standards
Development Standard RVL RL RC RM RMH RH CR VC
Min. Lot Size for Single-
Family Dwelling 20,000 7,200 7,200 5,000 3,600 2,000 [A] [C]
Min. Project Size for
Multifamily Projects N/A N/A N/A N/A 20,000 20,000 [A] [C]
Min. Lot Frontage for Single-
Family Dwellings (ft) 100 60 60 50 40 N/A [A] [C]
Min. Frontage for Multifamily
Projects N/A N/A N/A N/A 100 100 [A] [C]
Max. Structure Height (ft) 1 28 28 17 28 28 40 50 35
Max. No. of Stories 2 2 1 2 2 3 4 2
Min. Front Yard Setback (ft) 30 20 20 20 20 20 [A] [D]
Min. Garage Setback N/A 25 25 25 25 25 [A] [D]
Min. Interior/Exterior
Side Yard Setback (ft) 10/20 5/10 5/10 5/10 5/10 10/15 [A] [D]
Min. Rear Yard Setback (ft) 30 20/10 10 15 15 20 [A] [D]
Max. Lot Coverage
(% of net lot area) 40 50 60 60 60 60 [A] [C]
Min. Livable Area Excluding
Garage (sf) 2,500 1,400 1,400 1,400 1,400
(MF: 750) MF: 750 [A] [C]
Min. Common Open Area N/A N/A N/A 30% 30% 30% [A] [C]
Min. Perimeter Landscape
Setbacks (ft) 10/20 10/20 N/A 10/20 10/20 10/20 [B] [C]
Source: City of La Quinta Municipal Code 2008
1 Within 150 feet of any General Plan designated Image Corridor is 17 feet in the RC zone and 22 feet in other zones.
[A] Subject to a specific plan.
[B] See Section 9.90.040 of the Municipal Code.
[C] Dependent upon use and density.
[D] Setback criteria shall be determined based on the existing site conditions and surroundings, in conjunction with the guidelines and the
proposed project characteristics.
Housing Constraints
Page 6-12 December 2010
TABLE H-33 2008 Permitted Residential Uses by Residential Zoning District
Land Use
Residential Zoning District
Very Low Low Cove Medium Medium High High
RVL RL RC RM RMH RH
Conventional Housing
Single-Family Detached P P P P P S
Duplex S S S S P P
Single-Family Attached S S X S P P
Condominium Multifamily S S X S P P
Apartment Multifamily X X X P P P
Mobile Home Park C C C C C C
Mobile Home Subdivision and
Manufactured Home P P P P P X
Resort Residential C C X C C C
Special Needs Housing
Congregate Living Facility (<6) 1 P P P P P X
Congregate Care Facility 2 C C C C C C
Emergency Shelter 3 X X X X X X
Guest House 4 A A A X X X
Residential Care Facility (≥6) 5 P P P P P P
Second Unit A A A A A A
Second Units (multiple) 6 C C X X X X
Senior Citizen Residence (<6) P P P P P P
Senior Group Housing (7+) 7 X X X X C C
Single Room Occupancy 8 X X X X X X
Transitional Shelter 9 X X X X X X
Source: City of La Quinta Municipal Code 2008
P = Principal use; C = Conditional use permit; M = Minor use permit; S= Specific plan; A = Accessory use; X = Prohibited use
1 Single-family residential facility that is licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer
developmentally disabled persons or six or fewer persons undergoing treatment for alcohol or drug abuse and that is permitted in single-family
residences by operation of state law.
2 A facility providing care on a monthly basis or longer that is the primary residence of the people it serves. It provides services to the residents such
as dining, housekeeping, security, medical, transportation and recreation.
3 Emergency shelters are not defined in the Municipal Code. Program 5.7 will amend the Municipal Code to adequately describe emergency shelter
facilities and permit this use without a conditional use permit in the MC zone and with a conditional use permit in the CR zone.
4 Current City practice is to permit guest houses as an accessory use without a Minor Use Permit in all residential zones. Program 2.3 proposed to
amend the Municipal Code to reflect this practice.
5 A residential facility licensed by the state to provide living and treatment facilities on a monthly or longer basis for six or fewer of the following:
wards of the juvenile court, elderly persons, mentally disordered persons, handicapped persons or dependent and neglected children. Such a
facility is permitted in all types of residences by operation of state law.
6 More than one guest house or second residential unit may be permitted on a lot with approval of a CUP in the Very Low/Low Density zones.
7 A residential development developed or substantially renovated for and occupied by seven or more senior citizens (includes senior citizen hotels,
retirement hotels and senior citizen apartments).
8 A residential facility that is rented on a weekly or longer basis and provides living and sleeping facilities for one or two persons per unit. Each unit
contains a toilet and sink. Shower, kitchen, and laundry facilities may be shared.
9 The Municipal Code currently provides an inadequate definition of transitional shelter that is oriented toward short-term and emergency needs.
Program 5.7 will amend this definition to adequately describe transitional housing facilities and permit transitional housing as any other residential
use in a residential zone. Transitional housing will not be permitted in nonresidential zones.
City of La Quinta Housing Element Update Page 6-13
TABLE H-34 2008 Permitted Residential Uses by Nonresidential Zoning District
Land Use
Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighborhood
commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial
CR CP CC CN CT CO MC VC
Conventional Housing
Single-
Family
Residential
S X X X X X X V
Multifamily
Housing S S X X X X X V
Resort
Residential S X C X C X X X
RV Rental/
Ownership
Parks
C X C X C X X X
Special Needs Housing
Emergency
Shelter 2 P P P P P P P P
Rooming/
Boarding
Housing
C X X X X x X X
Senior
Group
Housing 3
C X X X X X X X
Single
Room
Occupancy
Hotel 4
C X X X X X X X
Transitional
Shelter 5 C X X X X X C X
Source: City of La Quinta Municipal Code 2008
P = Principal use; C = Conditional use permit; M = Minor use permit; S= Specific plan; V = Village Use Permit; A = Accessory use; X = Prohibit ed use
Residential over commercial mixed-use development will be permitted by right of zone in the CR, CP, CC, CN, CT, and CO zones (Program 1.5). Residential over retail is
already permitted in the VC zone with a Village Use Permit.
1 Multifamily housing includes duplexes, apartments, and other types of housing for multiple families.
2 Emergency shelters are not defined in the Munici pal Code. Program 5.7 will amend the Municipal Code to adequately describe emergency shelter facilities and permit
this use without a conditional use permit in the MC zone and with a conditional use permit in the CR zone.
3 A residential development that is developed or substantially renovated for and occupied by seven or more senior citizens (includes senior citizen hotels, ret irement hotels
and senior citizen apartments).
4 A residential facility that is rented on a weekly or longer basis and provides living and sleeping facilities for one or two persons per unit. Each unit contains a toilet and
sink. Shower, kitchen, and laundry facilities may be shared.
5 The Municipal Code currently provides an inadequate definition of transitional shelter that is orien ted toward short-term and emergency needs. Program 5.7 will amend
this definition to adequately describe transitional housing facilities and permit transitional housing as any other residenti al use in a residential zone. Transitional housing
will not be permitted in nonresidential zones.
Housing Constraints
Page 6-14 December 2010
Density Bonus
California law (Government Code Sec. 65915 et seq.) allows for an increase in
the density of a residential development when a developer donates land or
constructs affordable housing as a part of a project. The City will update its
zoning code to reflect amendments to density bonus law (Program 2.3).
A density bonus of 20 percent above the maximum permitted density may be
granted if a project includes 5 percent of the units at rates affordable to very
low income households or 10 percent of the units at rates affordable to low
income households. If 10 percent of the total units are affordable to moderate
income households in a common interest development, then the project is
eligible to receive a 5 percent density bonus.
In addition, a sliding scale requires additional density bonuses above the base
20 percent:
■■ The very low income density bonus increases by 2.5 percent for each 1
percent increase in very low income units above the 5 percent
minimum.
■■ The low income density bonus increases by 1.5 percent for each 1
percent increase in low income units above the 10 percent minimum.
■■ The moderate income density bonus increases by 1 percent for each 1
percent increase above the 10 percent minimum.
The maximum density bonus is 35 percent over the maximum allowable density
under the applicable zoning and General Plan designation. With a density bonus,
allowable residential densities range from 2.7 units per acre in the RVL zone to
21.6 units per acre in the high density and mixed-use zones and specific plans.
Following an amendment to the maximum density in the High Density and
Village Commercial zones, and implementation of an Affordable Housing
Overlay (Program 1.5), the maximum density achievable through a density
bonus will be 32.4 units per acre.
Projects that are restricted to senior residents are also eligible to a density
bonus of 20 percent without any income-restricted units. The density bonus is
not required to exceed 20 percent and is not subject to the sliding scale
mentioned above unless a minimum number of income-restricted units are
included.
In addition to the density bonus the City must also provide incentives or
concessions:
■■ A reduction in site development standards or a modification of zoning
code requirements or architectural design requirements (e.g., reduced
setbacks or parking);
City of La Quinta Housing Element Update Page 6-15
■■ Approval of mixed-use zoning in conjunction with the housing project;
or
■■ Other regulatory incentives or concessions proposed by the developer
or the City that result in identifiable cost reductions.
Additionally, upon the request of the developer, no jurisdiction shall require a
vehicular parking ratio, inclusive of handicapped and guest parking that
exceeds the following ratios:
■■ Zero to one bedroom: one on-site parking space.
■■ Two to three bedrooms: two on-site parking spaces.
■■ Four and more bedrooms: two and one-half parking spaces.
Second Unit and Guest House/Employee Quarter Requirements
Second units are independent living quarters on existing home lots that
typically provide affordable rental opportunities for lower and moderate
income households, including seniors, disabled persons, single parents,
domestic employees, and extended family members. Second units create
additional housing opportunities on already developed or developing parcels.
Second units are often referred to as “casitas” throughout the Coachella Valley.
To facilitate affordable housing development second units are permitted in all
residential-only zones. The City revised its Second Unit Ordinance in 2007 to
remove a requirement for a minor use permit and instead permits second units
by right as an accessory structure. Additionally, the City now permits the
construction of more than one second unit with the approval of a conditional
use permit in the Very Low and Low Density Residential zones.
Conditions on the second unit (or units) require that no interest in the second
residential unit may be sold separately from the remainder of the property,
though the unit may be rented; that the lot contain an existing single-family
dwelling that conforms to the minimum lot size requirement; that the second
unit is no larger than 1,200 square feet or 30 percent of the primary home; and
must have its own off-street parking space. More than half of the single-family
detached homes approved in La Quinta in recent years include a second unit or
guest house.
Guest houses are detached or attached units with sleeping and sanitary
facilities, but no cooking facilities. Per Municipal Code Section 9.60.100, no rent
may be charged for residency or stay in a guest house. The purpose of guest
houses is to provide free on-site housing for relatives, guests and domestic
employees. This type of second unit is particularly important to provide housing
opportunities for the City’s extremely low income workforce. Similar to a
second unit, a guest house may not exceed 30 percent of the square footage of
the primary structure and must conform to lot coverage requirements. The
Municipal Code currently calls for a Minor Use Permit for a guest
Housing Constraints
Page 6-16 December 2010
house/employee quarters. Implementing Program 2.3 will permit guest houses
and employee quarters as an accessory use without a Minor Use Permit.
A second unit rental survey performed in July and August 2008 indicated that
the average asking rent for a one-bedroom second unit in La Quinta is $704 per
month. The average asking rent is readily affordable to low income one-person
households. Although no studio units were listed for rent at the time of the
survey, some studio units are expected to be affordable to very low income
households. Guest houses/employee quarters, which must be provided free of
monetary rent per the Municipal Code, are therefore affordable to lower income
households. Both types of second units are a resource for lower income
households, including seniors, single-parents, and low wage-earning workers,
among other groups.
The City is seeking to encourage the addition of second units and guest
houses/employee quarters. The City will publish a brochure that defines these
products, provides an outline of development requirements, and explains the
permitting process through Program 2.2. By disseminating this information the
City is increasing the potential for affordable housing on developed lots,
including very low density lots, which would otherwise be unlikely locations for
affordable housing. Between 1998 and 2005, 539 second units and guest
houses/employee quarters were constructed in La Quinta. Based on recent
development trends it is projected that approximately 500 second units and
guest house/employee quarters could be developed between 2008 and 2014.
Manufactured Housing Requirements
Manufactured housing and mobile homes are considered housing alternatives,
especially for serving the needs of lower-income households. Manufactured
homes and mobile home subdivisions are a permitted use in any residential-
only zone except for High Density Residential. Manufactured housing on a
single-family lot must obtain a minor use permit by approval of the Planning
Commission to ensure that it is consistent with the development standards in
single-family zones.
Parking Requirements
Parking requirements in the City of La Quinta, shown in Table H-35, are typical
for a city of its size with resort oriented characteristics. Additionally, the
parking requirements for special needs uses are relatively minimal and
facilitate the construction of such uses. Reductions required parking spaces is
often a concession granted to affordable housing developers through the City’s
density bonus provisions. Overall, the parking requirements do not directly
constrain the development of housing.
The requirements for 1.7 spaces for a one-bedroom multiple family unit and 2.5
spaces for two-bedroom units may be in excess of need in projects catering to
seniors or lower income households. These groups may generally be more
transit dependent than other income groups. It has been documented that
City of La Quinta Housing Element Update Page 6-17
“residents of multifamily housing tend to run fewer cars and use them less
often.” However, the City does allow for parking reductions, shared parking, and
in-lieu fees (applicable to the Village Commercial district) on a case-by-case
basis. The City may also consider the reduction or modification of parking
requirements associated with a second unit applications catering to seniors or
disabled occupants.
The City will study special parking reductions for residential above retail, senior
housing, and housing in the Village through programs 1.6 and 3.4.
TABLE H-35 Parking Requirements for Residential Uses
Land Use Minimum Off-Street Parking Spaces Guest Spaces
Single-Family Units
Single-Family Detached, Single-Family
Attached and Duplex
2 spaces per unit in a garage 0.5 guest space per unit if no on-street
parking is available
Townhome 2 spaces per unit in a garage 0.8 guest space per unit
Mobile Home Park 2 covered spaces per unit (tandem
permitted)
0.8 guest space per unit
Multifamily Units
Studio 1 covered space per unit 0.5 guest space per unit
One Bedroom 1.2 covered spaces per unit 0.5 guest space per unit
Two Bedrooms 2 covered spaces per unit 0.5 guest space per unit
Three or More Bedrooms 3 covered spaces per unit, plus 0.5 covered
space per each bedroom over three
0.5 guest space per unit
Special Needs
Guest House/Employee Quarters 1 covered or uncovered space. This space
shall not be tandem.
Second Unit 1 covered or uncovered space. This space
shall not be tandem.
Senior Group Housing, Senior Citizen
Hotel, and Congregate Care Facility
5 covered spaces per unit 0.5 guest space per unit
Single Room Occupancy Hotel 1 space per sleeping room
Source: City of La Quinta Municipal Code 2008
Subdivision Improvement Requirements
The City maintains subdivision improvement requirements that contribute to
the cost of housing. In many cases, a developer may be required to provide any
or all of the required improvements within a subdivision or a single residential
project. Although the provision of these improvements or actions required to
meet subdivision requirements may cumulatively add costs to the provision of
housing, they are not considered a deterrent, as they are generally required
with public safety as the underlying factor. Pertinent improvements include:
Housing Constraints
Page 6-18 December 2010
Street Design for Public and Private Streets
Generally, the developer is required to meet the following standards:
■■ Full-width street improvements for all internal subdivision streets and
alleys shall be installed,
■■ Where a subdivision borders a public street, the developer shall
provide half-width right-of-way improvements, plus one additional
travel lane on the opposite side of the centerline if it does not already
exist,
■■ Additional rights-of-way or easements shall be provided to
accommodate roadway slopes, bicycle or equestrian trails/lanes, and
other required facilities,
■■ Alleys shall be a minimum of 20 feet wide and cul-de-sacs shall not
exceed 600 feet,
■■ Street connections must be at 90 degree angles,
■■ Local streets shall be a minimum of 60 feet in width with 36–40 feet
curb to curb, and 20–24 feet for landscape parkway and cul-de-sacs
shall be a minimum width of 50 feet with 32–36 feet curb to curb and
14–18 feet for landscape parkway,
■■ Private streets are limited to 36 feet in width when development is
double loaded, 32 feet when single loaded,
■■ The minimum right-of-way radius for cul-de-sac bulbs must be 45 feet.
■■ Street Improvements
■■ A number of street improvements are required to be installed by the
developer.
■■ Sidewalks are required to be provided on both sides of the street within
public rights-of-way of all General Plan designated arterial and
collector streets; for local streets in residential areas and in areas
designated rural residential overlay where densities exceed 3 du/ac,
■■ Transit facilities such as bus turnouts and covered bus shelters and
benches are required on General Plan designated arterial and collector
streets,
■■ Improvements extending beyond subdivision boundaries may be
required, such as (but not limited to) street width transitions;
pavement elevation transitions and other incidental work deemed
necessary by the City Engineer,
■■ Other improvements required to be provided by the developer may
include: traffic signs; channelization markings/devices; street name
signs; medians; and mailbox clusters,
■■ Prior to occupancy of buildings within the subdivision, the developer
shall install traffic control devices and street name signs along access
roads to the homes or buildings.
City of La Quinta Housing Element Update Page 6-19
Access Points
Access to streets from properties and developments are regulated as follows:
■■ Single-family lots shall gain access from adjoining local, collector, or
private streets with secondary access provided by an alley,
■■ Multifamily developments may gain access from any category of streets,
provided that only one primary entry from an arterial is permitted,
■■ Secondary access is required for parcels of two acres or more.
Utilities
The developer shall provide improvements connecting the subdivision to the
domestic water supply and distribution system operated by the Coachella Valley
Water District, and is required to connect to an existing sewer collection system.
■■ If an existing system is not available and septic systems are not
appropriate, a package treatment plant and collector system shall be
required,
■■ If a subdivision is filed that proposes a density of two or more lots per
acre and if a connection to a wet sewer system is not required, the
installation of a dry sewer system may be required.
Landscape Setbacks
Landscape setbacks for residential subdivisions shall be created on the final
map as lettered lots.
■■ If subdivision streets are gated and privately maintained, the landscape
setback lots shall be dedicated to the homeowner’s association.
■■ If subdivision streets are ungated, the lots shall be dedicated to the City.
■■ Minimum setback widths shall be 20 feet from primary arterial streets,
10 feet from secondary arterial streets, and 10 feet from collector
streets.
Local Processing and Permit Procedures
The cost of holding land by a developer during the evaluation and review
process is frequently cited by builders as a contributing factor to the high cost of
housing. The California Government Code establishes permitted time periods
for local agencies to review and act upon private development proposals.
Typical local development application processing times identified in Table H-36
reflect both single- and multifamily uses. Multifamily projects generally have
shorter processing times than single-family tract maps because Site
Development Permits are approved at Planning Commission, while tract maps
have to go to City Council for review. State-imposed time restrictions are
identified in Table H-37.
Housing Constraints
Page 6-20 December 2010
TABLE H-36 Local Development Processing Times
Item
Typical Length of Time
From Submittal to Public Hearing
Minor Use Permit 1–2 weeks
Village Use Permit 9–12 weeks
Site Development Permit 8–10 weeks
Conditional Use Permit 9–12 weeks
Tentative Tract Map 10–12 weeks
Variance 8–10 weeks
Zoning Amendments or Zone Change 9–12 weeks
General Plan Amendment 12–16 weeks
Specific Plan 12–16 weeks
Environmental Documentation Runs with application
Source: City of La Quinta 2008
TABLE H-37 State Development Processing Time Limits
Item State Maximum
General Plan Amendment None
Zone Change None
Subdivision Action on Tentative Map 50 Days
Environmental Documentation/CEQA
Review of Application for Completeness 30 Days
Determination of NEG DEC or EIR
Requirement 1
30 Days
Completion of NEG DEC Requirement 105 Days
Certification of Final EIR 1 Year
Source:: City of La Quinta 2008
1 The City attempts to process the Negative Declaration so that it runs with application
Site Development Permit
The purpose of the site development permit is to review detailed plans for
proposed development projects to ensure that the standards of the Zoning
Code, including the permitted uses, development standards and supplemental
regulations are satisfied. If the proposed project is part of a previously adopted
Specific Plan, the review and approval of Site Development Permit application
may be streamlined as called for in the Specific Plan. The site development
permit process enables the Architecture and Landscape Review Committee and
Planning Commission to review the site plan; architectural, lighting and
landscape plans; related development plans; and sign programs. The
Architecture and Landscape Review Committee is a technical advisory group
that is allowed one opportunity to make design recommendations, but they
cannot establish conditions or grant approvals. The Planning Commission does
not exercise discretionary review over the proposed land use; the focus on the
Site Development Permit is on issues of site planning and design.
City of La Quinta Housing Element Update Page 6-21
A Site Development Permit may take a minimum of 6 weeks for review, but the
process could take as long as almost 3 months. To reduce the amount of time
required for plan review, the City provides no-cost preliminary project review
to give the applicant information on City requirements and project feedback
prior to committing to the application process. Preliminary review can save the
applicant both time and money, making the proposed development more cost
effective.
Minor Use Permit
The purpose of the minor use permit (MUP) is to provide for individual review
of uses that may have compatibility problems. When such uses are approved,
conditions may be placed on their establishment to mitigate or eliminate such
impacts. The only residential use requiring a MUP is manufactured housing
established on a single-family lot. Most MUPs are administratively approved by
Planning Department staff. Occasionally the project is reviewed by the Planning
Commission at a public hearing to ensure that it is consistent with the
development standards in single-family zones.
Conditional Use Permit
A conditional use permit is required by the City for a number of uses which
pertain to higher density housing and residential uses within nonresidential
designations. For example, a CUP is required for senior group housing proposed
in a CR, RMH, or RH zone, and for congregate care facilities in any residential
designation. The CR zone also permits single-family attached and multifamily
uses with a CUP, as well as SRO uses and emergency shelters.
The requirement for a CUP may add a few weeks time to the processing
schedule by requiring a public hearing before the Planning Commission and City
Council. However, a CUP is often processed concurrently with a specific plan or
SDP; therefore no additional time is required for the processing of the CUP.
For projects proposed outside of a specific plan the public hearing increases the
entitlement time. The CUP is an important component of ensuring quality
design and compatible uses. Typical findings required to approve a CUP are
consistency with the goals, objectives, and policies of the General Plan,
consistency with the Zoning Code, compliance with CEQA, and certification that
the proposed project is neither detrimental to the health, safety, and welfare of
the public nor injurious to adjacent uses. The most common specific conditions
of approval relate to mitigating environmental impacts such as erosion, storm
water runoff, and traffic. These conditions are necessary to protect
environmental integrity and public health and safety and are not considered a
constraint to housing development. Discussions with affordable housing
developers have consistently indicated that the City’s CUP process does not
significantly inhibits the process or cost of building affordable housing.
Housing Constraints
Page 6-22 December 2010
Specific Plan
Specific plans are areas with unique regulations designed to provide more
flexibility than permitted through the Municipal Code. The processing of a
specific plan can add several months to the overall project schedule. However,
the additional entitlement rights, flexibility in design and use, and infrastructure
negotiations obtained through the specific plan process generally outweigh the
impacts of the additional time expenditure.
Specific plans must be reviewed by the Planning Commission and City Council at
a public hearing. In La Quinta specific plans are usually adopted by resolution.
The required findings for approval are consistency with the goals, objectives,
and policies of the General Plan; certification that the project does not create
conditions that are detrimental to public health, safety, and welfare; and proof
that uses are compatible with nearby uses and the property is suitable for the
proposed project.
The City allows the concurrent processing of applications to accelerate the
process. For example, for a Specific Plan that also requires a CUP both permits
would be processed at the same time so no additional review time is necessary.
Overall, the processing periods and procedures are not considered a constraint
to the production of housing by the development community. The City
processes residential projects within statutory time frames. The processing
period is actually expedited for projects within adopted specific plan areas, as
environmental review has been conducted and standards have been imposed,
e.g., exactions and payment schedules, design, etc, for the entire area and in
itself does not significantly impact housing construction costs.
Village Use Permit
The purpose of the Village Use Permit (VUP) is to provide the City with an
opportunity to review new development projects proposed in the Village
Commercial (VC) zone. Any potential project applicant in the Village area has
the option to file a preliminary development plan to ascertain anticipated
conditions, requirements, and costs associated with a proposal. This allows the
applicant to be informed of any potentially significant issues that may affect any
decision to pursue the project and provides an opportunity to alter the project
prior to the formal submittal process. The preliminary development plan
process is free of charge and encouraged as a means of providing clarity to the
development community.
Most new development projects in the VC zone require a VUP. All uses allowed
as primary uses in the VC zone are permitted by right. The VUP is not a review
of the actual use, rather it is a development review process used in the Village.
Residential uses between 12 and 16 units per acre are permitted in the VC zone
with a VUP and undergo the same approval process as a commercial project.
Most projects in the VC zone are infill and are exempt from CEQA and associated
fees, thus streamlining the process and reducing development impact costs. The
City of La Quinta Housing Element Update Page 6-23
Village at La Quinta Design Guidelines (Guidelines) encourages the development
of residential and mixed uses in the Village, and provides a greater level of
certainty and transparency for the applicant. The overall goal of the Guidelines
is to, “establish The Village at La Quinta as a mixed-use area, providing a wide
range of residential and commercial opportunities.” The land use section sets
for the following general guidelines:
■■ The Village shall include residential mixes
■■ Residential uses shall locate above commercial uses in common
buildings or may be in stand-alone multifamily buildings
■■ Mixed use projects are not subject to any floor area ratio or lot coverage
standards
■■ Compact groupings are encouraged to promote pedestrian mobility
Other topics covered in the Guidelines include vehicle traffic, pedestrian
movement, building character, site design, streetscape, and signage. Building
character and site design standards reflect the need for building facades that
shade visitors from the sun (arcades, awnings, courtyards, etc.) and encourage
the creation of pedestrian spaces. The Guidelines were developed to show the
development community how to achieve high quality development without
reducing development potential. In fact, the Guidelines provide more flexible
design standards and do not contain requirements or standards that constrain
the development of affordable or market rate housing. Projects that follow the
Guidelines will generate a compact, walkable, and aesthetically pleasing mixed
use development.
Village Use Permits are approved at regularly scheduled Planning Commission
hearings. Typical findings for approval include consistency with the City’s
General Plan, Zoning Code, CEQA, Village at La Quinta Design Guidelines, and a
determination that the proposed project will not be detrimental to public
health, safety, and welfare or injurious to adjacent uses.
Permitting Mixed Use Development
Mixed use development can provide a lively, walkable, and convenient living
and visiting experience. Several zoning districts in the City allow mixed use
development. Mixed use projects and exclusively residential projects in the
VC zone are processed through the typical VUP process described above.
Should a project in the VC zone not meet the development regulations, such
as having features above the maximum height, the project can be processed
as a specific plan with unique design guidelines tailored to the site and
project needs.
Mixed use residential projects in the CP district are permitted by CUP and
undergo the typical CUP process described above. The public hearing
required for the CUP process generally adds two weeks beyond the typical
Site Development Permit processing time. The City has not determined any
conditions of approval specific to mixed use development; conditions are
Housing Constraints
Page 6-24 December 2010
determined on a case-by-case basis, reflecting the context and design of each
project. Affordable housing developers in the area have indicated that the
CUP process in La Quinta has not posed a constraint to affordable housing
projects.
However, many applicants choose to process new projects in specific plans in
order to take advantage of the flexibility created though establishing unique
design guidelines. Given that much of the City has been developed through
the specific plan process, it has proven to be a desirable option and has not
inhibited housing development. Specific plans are reviewed at public
hearings by the Planning Commission and City Council and can be processed
concurrently with other permits, thus reducing time spent in the approval
process.
The CR zone only permits mixed use residential development through the
typical specific plan process described above. A specific plan creates context-
sensitive residential uses in a zone typically characterized by big box
commercial uses and ensures that the project will be designed to mitigate
conflicts between uses.
Through program 1.5 the City intends to expand residential uses to the CN
and CC zones, and increase allowable densities in the VC, CP, and CR zones
from 16 to 24 units per acre. Encouraging and facilitating the development of
residential and mixed use projects in these districts increases the range and
amount of housing opportunity in La Quinta. Through Program 1.6 the City
will identify adequate design standards to accommodate this new allowance
for residential-over-retail development. The City views the intentional
mixing of residential and commercial uses as a source for favorable
relationships that improve mobility, housing choice, and jobs/housing
balance.
Development and Processing Fees
Development fees set by the City and other regional fees, cover the costs for
infrastructure, environmental protection, public services, and utilities incurred
by residential development. These fees impact the cost of housing, and may
therefore reduce the ability for unassisted market-rate housing to provide units
affordable to low income households.
In addition to City fees and assessments, developers of new dwellings will be
obligated to pay Multi-Species Habitat Conservation Plan fees, Fish and Game
fees, Art in Public Places fees, development impact fees (Table H-38), and other
special district assessments that will impact residential projects. Generally, City
fees either pay for the processing of an application or the funding of a
proportional share of major facility fees associated with delivery of essential
public services such as sewer, water, fire protection, stormwater drainage, and
parks.
City of La Quinta Housing Element Update Page 6-25
Costs associated with the permitting process are a potential constraint to the
development of low-income housing. Table H-39 presents an overview of City
fees for an average 1,500-square-foot tract home with a two-car garage in a low
density subdivision and an average 950-square-foot multifamily home with a
two-car garage. The table can only reflect a fee estimate, since it is not feasible
to take all possibilities into consideration. Fees can vary considerably,
dependent upon whether or not improvements such as water and sewer lines,
streets, curbs, or gutters exist. If the developer installs off-site improvements,
the costs usually added to the cost of the dwelling and passed on to the buyer.
The City charges fees and assessments that correspond and pay for the cost of
processing various types of applications, as shown in Table H-40. However, the
City offers a 50 percent cost reduction on fees when multiple applications are
simultaneously processed, such as for a specific plan, EIR, and development
agreement running concurrently on the same property. In such a case, the
highest fee is charged in full, with the remaining fees charged at a 50 percent
discount.
While the fees charged by the City add to the cost of housing and therefore are a
constraint to the provision of affordable housing, infrastructure improvements
and processing must be paid. A comparison of the City’s fees with other
communities in the Coachella Valley indicates that the City generally charges
comparable fees to other cities, with some fees higher and some fees lower,
although specific costs and classifications of permit fees vary.
TABLE H-38 Impact Fees Per Unit of Development
Land Use Type Development Units Fee
Residential (SFD) 1 Dwelling Unit $7,713
Residential (SFA) 2 Dwelling Unit $6,296
Residential (MFA) 3 Dwelling Unit $2,745
Office/Hospital KSF 4 $4,018
General Commercial KSF $3,512
Tourist Commercial Room $1,165
Golf Courses Acre $418
Source: City of La Quinta 2008
1 Residential–single-family detached, fee amount expected to be adopted in 2010.
2 Residential–single-family attached, fee amount expected to be adopted in 2010.
3 Residential–multifamily and other
4 KSF = 1,000 square feet of gross building area
Housing Constraints
Page 6-26 December 2010
TABLE H-39 Development Fees for Typical Single-Family and Multifamily Homes
Type of Fee
Cost Per Unit
Multifamily 1 Single-Family 2
Building Fees
Construction $421.63 $591.30
Plan Check (Standard Plan) $615.97 $817.78
Mechanical $68.50 $75.00
Plumbing 1 Bath = $120.00 2 Bath = $144.00
Electrical $126.00 $176.00
Strong Motion Instrumentation $5.15 $8.93
Grading $20.00 $20.00
CVWD Water/Sewer Fee $4,325 $4,325
Other Fees (Location)
DSUSD School Fee Residential–($2.63/SF)
CVUSD School Fee Residential–($3.48/SF)
$2,498.50
$3,306.00
$3,945.00
$5,220.00
Development Impact Fee3 $4,889 $7,713 SFD
$6,296 SFA
Multi-Species Habitat Conservation Plan 4 8 units/16 units
$1,284/$235
$1,284
Fish and Game Fee (unfinished lot)
Negative Declaration–flat $2,057 fee
Environmental Impact Report–flat $2,832.25 fee
8 units/16 units
$257.13/$158.56
$354.03/177.02
3 Units
$685.66
$9,440.08
Art in Public Places (Total Value) Based on project valuation
charged at one-quarter of 1 percent of anything over $200,000 or
$20 minimum
$20 $20
Quimby fees (if in-lieu of land dedication—fee payment only
option for tracts of <50 lots/units) Based on per-acre FMV of land Based on per-acre FMV of land
Total $13,503.31–$15,555.28 $18,388–$21,339
Source: City of La Quinta 2008
Note: Second units are considered a room addition and do not pay development impact fees.
1 Calculated on a 950-square-foot unit for both 8 units per acre and 16 units per acre on a one-acre parcel.
2 Calculated on a 1,500-square-foot home for both single-family detached and single-family attached at 3 units per acre on a one-acre parcel.
3 Development impact fees shown are expected to be adopted in 2010.
4 $1,284/unit at 0–8 DU/AC, $533/unit at 8.01–14 DU/AC, and $235/unit at >14 DU/AC
City of La Quinta Housing Element Update Page 6-27
TABLE H-40 Planning Department Fee Schedule
Item/Type Permit Base Fee
General
Conditional Use Permit
General1
Amendment
$2,000
$750
Site Development Permit
Compatibility Review
Amendment*
Time Extensions*
$2,000
$750
$750
$500
Cove Residential Permit* $100
Cove Residential Adjustment* $300
Cove Master Design Guidelines* $250
Village Use Permit $1,000
Minor Use Permit* $75
General Plan Amendment $4,000
Specific Plan $4,000
Specific Plan Amendments $2,000
Temporary Use Permit* $100
Minor Adjustment* $200
Variance $1,700
Certificate of Zoning Compliance* $100
Change of Zone $2,710
Zoning Text Amendment $1,500
Sign Permit* $100
Sign Program - When submitted after Site
Development Permit approval
$500
Land Division
Parcel Map
Waiver*
Amendment*
Revision*
Time Extension*
$1,000
$1,000
$500
$500
$500
Subdivision
Tentative Tract Map
Tentative Tract Amendment
Tract Map - Amended
(after recordation)*
Time Extension*
$3,500
$1,750
$1,750
$1,000
Statutory Condominium Subdivision $3,000
Reversion to Acreage* $400
Lot Line Adjustment* $250
Parcel Merger* $200
Certificate of Compliance* $100
Housing Constraints
Page 6-28 December 2010
TABLE H-40 Planning Department Fee Schedule
Item/Type Permit Base Fee
Other Permits or Fees
Agricultural Preserve $800
Appeals*
To Planning Commission
To City Council
$175
$175
Environmental Assessment $550
Home Occupations* $70
Building Moving Permit $1,000
Development Agreement $2,500 + fees for preparation
Transfer of Development Rights $500
Source: City of La Quinta 2008
* = Permit usually does not require CEQA review.
1 Permitting for the construction of multiple second units on one lot requires a CUP and the $2000 CUP
fee. Permitting for the construction of one second unit is free-of-charge and is reviewed over-the-
counter.
Building Codes and Enforcement
The City of La Quinta has adopted the following State Codes: 2007 California
Building Code, 2007 California Mechanical Code, 2007 California Plumbing
Code, 2007 California Energy Code, and the 2007 California Electrical Code.
While all new construction must be in strict compliance with the codes, there
are a few older homes, most of which are in and around the Cove and Village
areas, that were constructed prior to the establishment of building codes in the
early 1940s. Code enforcement for older homes is handled on an individual, self
initiated, complaint basis.
Overall, the Building Codes adopted by the City of La Quinta do not pose any
special constraints on the production or cost of housing. The Electrical Code
was amended to require all new homes to be constructed with pre-wiring for
telephone and cable television service, and the Fire Code was amended to
require automated fire-suppressing sprinkler systems in all buildings where the
gross floor area exceeds 5,000 square feet (this includes large single-family
homes and multifamily buildings). The City has not made substantive
amendments to the code that would adversely affect housing.
The City of La Quinta enforces the Housing Code provides minimum health and
safety standards for the maintenance of the existing housing supply. These
standards are intended to provide for safe and sanitary housing that is fit for
human habitation. The enforcement of the Housing Code is normally handled on
a complaint-response basis.
The most common housing-related problem is illegal additions/garage
conversions. Warnings are issued with a referral to the City and other agencies
City of La Quinta Housing Element Update Page 6-29
for remediation assistance. The Housing Code mandates that health and safety
deficiencies be corrected in accordance with construction standards that were
in effect at the time the structure was built. In cases where property owners
refuse to correct deficiencies, enforcement of the Housing Code relies on civil
sanctions.
Constraints to the Provision of Housing for Persons
with Disabilities
State law, per Senate Bill 520, requires that in addition to an analysis of special
housing needs for persons with disabilities, the Housing Element must analyze
potential governmental constraints to the development, improvement and
maintenance of housing for persons with disabilities. Programs must be
included to remove constraints to providing adequate housing for persons with
disabilities.
The removal of constraints to housing for persons with disabilities begins with
an analysis of provisions in a local government’s zoning and land use
ordinances that restrict or limit housing for persons with disabilities. The three
major areas to be reviewed are zoning and land use, permits and processing,
and building codes.
The City maintains general processes for individuals with disabilities to make
requests for reasonable accommodation through the Zoning Code, the permit
processing process, and building codes. However, the general processes do not
specifically cater to persons with disabilities, nor has the City yet made specific
and targeted efforts to remove constraints on housing for persons with
disabilities.
The updated Zoning Code does not severely restrict the location of group
homes. Group homes (congregate care) with six or fewer persons are permitted
by right in all residential zones except High Density; group homes of seven or
more are permitted with a conditional use permit in all residential zones and
the CR zone. Furthermore, senior group homes of six or fewer are permitted in
all residential zones. Senior homes of more than six are permitted subject to a
CUP in the RMH, RH, and CR zones.
The Zoning Code also includes provisions for the reduction of parking
requirements for special needs housing, including senior and/or group homes,
if a project proponent can demonstrate a reduced need for parking. It does not
specifically establish parking standards for persons with disabilities different
from other parking standards.
The City does not impose conditions or restrictions on housing for persons with
disabilities under the permitted Congregate Care use. There are no conditions
or requirements imposed for group homes that would affect the development or
conversion of residences to meet the needs of persons with disabilities. With the
exception of the minimum age requirement, the conditions for senior housing in
Housing Constraints
Page 6-30 December 2010
both residential and nonresidential zones do not affect the development of
housing for persons with disabilities.
There are no occupancy standards in the Zoning Code that apply specifically to
unrelated adults and not to families. In the case of housing specified for seniors,
the units are restricted to a minimum age for one of the occupants of each unit,
whether or not the occupants are unrelated adults. Otherwise, all households
are treated equitably in terms of occupancy standards.
The City’s Land Use Element does not establish a minimum distance between
two or more special needs housing developments.
The City of La Quinta has adopted the 2007 California Building Code, based on
the 1996 International Building Code, as well as the 2007 California Mechanical,
Electrical, Energy, and Plumbing Codes. No amendments have been made to the
codes that would diminish the ability to accommodate persons with disabilities.
The City informally provides reasonable accommodation for persons with
disabilities in the enforcement of building codes and the issuance of building
permits. There are no restrictions on requests for retrofitting of homes for
accessibility, such as ramps and handrails. Requests for such retrofits are
handled as any other minor improvement to a home necessitating a building
permit, with the exception that the design must meet all applicable standards
and ADA requirements, and is scrutinized at the inspection phase for
conformation to construction requirements. Although requests for retrofit of
existing homes have been extremely limited in the past few years, a number of
homes advertised for resale in the Cove area have been retrofitted or built
specifically for persons with physical disabilities and are described as such.
The City seeks to comply with SB 520 and provide clarity and direction for
disabled persons requesting special housing accommodation. Through Program
5.4, the City will draft and adopt a Reasonable Accommodation Ordinance to
guide the processes for requesting accommodation and responding to such
requests.
The public review process for the approval of group or senior homes is no
different from any other permitted use in the applicable zone. Where a group or
senior home is permitted by right, no public hearing is required. The project is
brought to the Planning Commission and City Council if a CUP is required, and is
subject to consideration and approval as any other use permitted by CUP.
Where a senior group home may be requested with a CUP as part of a specific
plan in a mixed-use project in the CR zone, the use would be considered and
approved within the established public hearing process as part of the total
specific plan and subject to the applicable Zoning Code provisions.
A recently approved congregate care facility is an example of how the City
facilitates the development of special needs housing. The proposed density of
12 units per acre was inconsistent with the original underlying density of 4
units per acre in the Low Density Residential designation. The City subsequently
City of La Quinta Housing Element Update Page 6-31
approved a General Plan Amendment for the redesignation of the 14 acres from
Low Density Residential to Medium High Density Residential, and a rezone from
RL to RMH on the 14 acres. Unfortunately, due to circumstances unknown to the
City, the applicant did not move forward with the project and the entitlement
expired in September 2009.
Environmental and Infrastructure Constraints
Development of new housing in La Quinta will continue to take place both north
and south of Highway 111, with large landholdings available for development
east of Washington Street. Generally, these areas currently contain large lot
vacant or agricultural areas. Development of the specific plans and approved
tract maps entails conversion of vacant and agricultural lands to primarily
residential uses. These uses will require adequate water, sewer, and drainage
infrastructure to support the development.
Public services and infrastructure are being upgraded and expanded within the
City. Major flood control programs have been funded by the City, constructed by
Coachella Valley Water District (CVWD) for the protection of the Cove Area. In
response to growth, Desert Sands Unified and Coachella Valley Unified School
Districts operate several elementary schools, middle schools, and high schools
that serve La Quinta residents. Three Riverside County Fire Department
stations serve the City.
The potable water system in the City is operated and administered by CVWD,
which assesses new development $1,600 to $2,400 per dwelling unit for a
connection to the potable water distribution system; the cost varies according
to the scale of the meter and service needed.
The City of La Quinta Redevelopment Agency has formed six assessment
districts to improve potable water distribution facilities in the City.
Improvements made within the six districts in the Cove include replacing the
existing two-and four-inch distribution lines with new lines ranging in size from
six to 12 inches. These improvements provide increased water pressure, water
quality and fire safety for residents within these districts.
The sanitary sewage collection and treatment system in the City is operated and
administered by CVWD, which extends service based upon approved designs
and improvements constructed by the private developer. CVWD assesses a
sanitation capacity charge of $3,517 per dwelling unit to provide
comprehensive wastewater collection and treatment.
The City of La Quinta is served by Southern California Gas Company. The
existing network of natural gas service in the City provides adequate service to
the northern half of the Cove (north of Calle Chihuahua), the Washington Street
Corridor, and existing developed areas to the west, the Highway 111 Corridor,
the Jefferson Street Corridor, and PGA West. The Southern California Gas
Housing Constraints
Page 6-32 December 2010
Company has indicated that the future supply of natural gas will meet demand
generated by additional development in the City.
Major infrastructure improvements, including full-width streets, water and
sewer mains, and stormwater systems, are the responsibility of the developer to
install with residential development. Developers are required to provide parks
or in-lieu fees as part of the residential development. When infrastructure
improvements are made that benefit other properties, the subdivider is
reimbursed from the area fund when other properties in the area are
developed.
This is particularly applicable in cases where a proponent of an individual
development on a single small parcel, due to financial implications, may be
dependent on the extension of major backbone infrastructure associated with
the construction of a larger project in order to commence with development.
Large Specific Plan developments are required to provide backbone
infrastructure connections to existing trunkline systems, which will also
provide future hook-in points to smaller, individual subdivisions and projects in
the vicinity that are not included in the boundaries of the specific plans.
Redevelopment
The La Quinta Redevelopment Agency (Agency) was formed in 1983. Adopted
in November 1983, Project Area 1 encompasses approximately 17.5 square
miles in the southern portion of the City and includes land designated for
commercial, office, residential, retail, institutional, recreational, and public uses.
At the time of its adoption, Project Area 1 included 2,240 dwelling units.
The Agency adopted Project Area 2 in May 1989. This Project Area, covering
3,116 acres at inception, encompasses the major portion of the City north of
Avenue 50, and contains residential and commercial land uses. At the time of its
adoption, the Project Area contained 608 dwelling units.
California Redevelopment Law
State redevelopment law provides a mechanism by which cities and counties
can establish redevelopment agencies. The agency’s primary purpose is to
provide the legal and financial mechanism necessary to address blighted
conditions in the community though the formation of redevelopment project
area(s). Tax increment financing is considered the most useful implementation
tool of the Agency. This technique allows the assessed property valuation within
the redevelopment project area to be frozen at its current assessed level when
the redevelopment plan is adopted. When the property is improved or resold,
the tax increment revenue generated from valuation increases above the frozen
level is returned to the redevelopment agency to finance project costs.
The Agency is required by law to set aside and spend 20 percent of the tax
increment that it receives on low and moderate income housing programs. This
City of La Quinta Housing Element Update Page 6-33
funding is generally known as the Low and Moderate Income Housing Fund
(LMIHF) or 20 percent Set-Aside Fund.
Health & Safety Code Section 33413(b)(2) requires that at least 15 percent of all
new and substantially rehabilitated dwelling units completed within a project
area by public or private entities (other than the Agency) must be available at
affordable housing cost levels to persons and families of low or moderate
incomes. Of these, 40 percent are required to be made available at affordable
housing costs to Very Low income households. Agency-produced projects must
restrict 30 percent of the units for lower and moderate income households, of
which at least 50 percent must be affordable to very low income households.
Per California redevelopment law the Agency’s housing fund expenditures must
be in proportion to the community’s very low to moderate income population
and in proportion to the population over and under 65 years of age.
Funding and Responsibilities
The Agency’s LMIHF is the City’s primary tool for creating affordable housing
opportunities. During a five-year period commencing in 2004, the Agency
supported numerous affordable housing projects, including:
■■ Building Horizons. A program that guides La Quinta High School
students as they design, build, and market new single-family homes in
the Cove area of the City. From 2005 to 2008 this program has
generated 4 units. The Agency recorded silent second trust deed loans.
■■ Silverhawk Apartment Homes. Agency funding for infrastructure and
utilities resulted in the reservation of 75 (out of 214) units for
moderate income family households.
■■ Mountain View Apartment Rehabilitation. Agency funds were
provided to substantially rehabilitate 1970’s apartment homes,
reserving 14 of them for moderate income family households.
■■ Watercolors Court Homes. The Agency facilitated the construction
and restriction of 149 for-sale units in a mixed-income project.
■■ Hadley Villas. Agency and HUD funds were used to construct a senior
apartment community featuring 80 units affordable to very low income
seniors.
■■ Vista Dunes Courtyard Homes. The Agency redeveloped a dilapidated
mobile home park, relocated the residents, and selected Southern
California Housing Development Corporation to construct an 80-unit
LEED Platinum certified rental project affordable to very low and
moderate income households.
■■ Wolff Waters. The Agency provided Coachella Valley Housing Coalition
with the site for Wolff Waters, a 218-unit project expected to achieve
LEED certification. Two units will be restricted to moderate income
households and 216 will be restricted to very low income households.
The project will be completed during the 2006–2014 planning period.
Housing Constraints
Page 6-34 December 2010
The Agency also conducts the La Quinta Rental Housing program, in which 50
units in the Cove were originally purchased from Coachella Valley Land in 1995.
The investment was made to preserve 50 single-family units for Very Low
income Section 8 households. The Agency plans to rehabilitate and sell units to
qualified very low income households as market conditions support. Of those 50
units, 25units continue to be rented. During the 1998–2005 planning period 13
were sold to very low income households. Since January 1, 2006, 6 units have
been sold to very low income households, 5 to low income, and 1 to a moderate
income household.
During a five-year period commencing in fiscal year (FY) 2009/2010, the
Agency anticipates revenue of approximately $191 million in Low and Moderate
Income Housing Set-Aside Funds (LMIHF) through tax increment revenue, a
finance authority bond, La Quinta rental program income, second trust deed
home sales income, Building Horizons income, and interest. The internal
resources available to the Agency, net of expenditures, to implement housing
projects over the current ten-year period for Project Areas 1 and 2 (2007/08
through 2013/14) is shown in Table H-41. Agency monies can be used for
projects that maximize the leveraging of private funds and regional, state, and
federal grants to achieve the highest yield. Agency LMIHF will be made available
to implement a variety of affordable housing projects during the planning
period. Notably, upwards of $22 million is allocated during FY 09/10–13/14 for
property acquisition.
City of La Quinta Housing Element Update Page 6-35
TABLE H-41 Projection of Available Low & Moderate Housing Set-Aside Funds
2007-08 2008-09 2009-10 2010-11 2011-12 2012-13 2013-14
Beginning Fund Balance $6,139,592 $8,119,835 $30,816,669 $33,341,383 $26,061,557 $10,396,679 $518,417
Revenue
Project No. 1 Tax Increment $10,076,049 $11,169,000 $10,833,900 $10,833,900 $11,158,917 $11,493,685 $11,838,496
Project No. 2 Tax Increment $5,447,500 $5,843,250 $5,668,000 $5,668,000 $5,838,040 $6,013,181 $6,193,576
La Quinta Rental Program Income $314,000 $305,000 $225,000 $225,000 $198,000 $171,000 $144,000
2nd Trust Deed Home Sales Income $150,000 $150,000 $150,000 $150,000 $150,000 $150,000 $150,000
Building Horizon Home Sales Income $85,000 $85,000 N/A N/A N/A N/A N/A
Washington Street Apts Income N/A N/A $665,700 $669,300 N/A N/A N/A
Interest Income $57,800 $50,000 $240,400 $236,800 $444,900 $579,700 $724,200
Total Revenue (plus balance) $22,269,941 $25,722,085 $48,599,699 $51,124,383 $43,851,414 $28,669,245 $19,568,689
Expenditures
‗04 Finance Auth Bond/Other Debt Serv $5,950,356 $5,948,256 $6,390,291 $6,390,333 $6,383,502 $6,379,595 $1,949,472
General Fund Reimbursement N/A N/A $1,179,905 $1,099,403 $1,099,403 $1,099,403 $1,036,762
Administration/Miscellaneous $1,235,750 $2,082,220 $798,090 $773,090 $721,830 $721,830 $721,830
La Quinta Rental Program Landscape $314,000 $305,000 $40,000 N/A N/A N/A N/A
2nd Trust Deed Loan Program $250,000 N/A N/A N/A N/A N/A N/A
Vista Dunes Courtyard Homes $4,000,000 N/A N/A N/A N/A N/A N/A
Building Horizons $250,000 N/A N/A N/A N/A N/A N/A
Washington Street Apartments N/A N/A $200,000 $4,000,000 $6,000,000 $6,000,000 $2,000,000
Dune Palms (AKA Shovlin) N/A $300,000 $150,000 $5,000,000 $7,950,000 $7,950,000 $6,200,000
CentrePointe N/A N/A TBD TBD TBD TBD TBD
Dune Palms/Westward Ho N/A N/A $250,000 $500,000 $5,000,000 $2,400,000 N/A
Village Mixed-Use Housing $1,000,000 N/A $150,000 $200,000 $1,000,000 $1,500,000 $1,500,000
Habitat for Humanity N/A N/A $100,000 $100,000 $100,000 $100,000 $100,000
Other Property Acquisition $1,000,000 $1,000,000 $5,000,000 $5,000,000 $5,000,000 $2,000,000 $5,000,000
Foreclosure Acquisition $150,000 $150,000 $1,000,000 $2,000,000 $200,000 N/A N/A
Total Expenditures $14,150,106 $9,785,476 $15,258,286 $25,062,826 $33,454,735 $28,150,828 $18,508,064
Year End Fund Balance $8,119,835 $15,936,608 $33,341,383 $26,061,557 $10,396,679 $518,417 $1,060,625
Source: City of La Quinta Redevelopment Agency, 2009
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City of La Quinta Housing Element Update Page 6-37
6.3 Opportunities for Energy Conservation
The City is in the process of initiating the development of a comprehensive
Green and Sustainable La Quinta Program to enhance the City’s conservation of
resources and to reduce environmental impacts of existing and future
conditions. This program will allow the City to consider a wide range of
programs that will address energy, water, air quality, solid waste, land use, and
transportation.
A review of a number of current city, state, and federal programs reveal varying
degrees of success. Many communities have focused primarily on new
development; however, the City believes a successful program should also
address existing development.
Current Regulations and Programs
Title 24 Regulations
On a regulatory level, the City enforces the State Energy Conservation Standards
(Title 24, California Code of Regulations). These standards incorporated into the
City’s Building Code provide a great deal of flexibility for individual builders to
achieve a minimum “energy budget” through the use of various performance
standards. These requirements apply to all new residential and commercial
construction as well as remodeling and rehabilitation construction where
square footage is added. Compliance with Title 24 on the use of energy-efficient
appliances and insulation has reduced energy demand stemming from new
residential development. New Title 24 codes were adopted in 2008, requiring
all buildings to be approximately 22 percent more energy efficient than
previously required.
The City’s existing development can be categorized into three types of
construction relative to energy efficiency: pre-Title 24, current Title 24, and
new Title 24. The City estimates there are approximately 3,000 pre-Title 24
residential units within the City. The balance, or approximately 18,000 units,
was built in compliance with Title 24 in effect at the time of construction. Based
upon the existing housing inventory the City Council may want to focus retrofit
programs on pre-Title 24 buildings. Future buildings will have to comply with
the new Title 24 regulations.
Green Building Programs
The two most prominent green building programs are California Green Builder,
sponsored by the California Building Industry Association, and Leadership in
Energy and Environmental Design (LEED), which is sponsored by the US Green
Building Council. Both programs involve a third-party certification process,
have different environmental goals, and apply to different types of
development.
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Green Builder is a voluntary environmental building and certification program
for residential construction. The program focuses on five major areas of
certification: energy efficiency, water conservation, wood conservation,
advanced ventilation, and construction waste diversion. Certified homes will
incorporate water-efficient landscaping and fixtures, utilize high efficiency
insulation and ventilation systems, contain environmentally sound building
materials, initiate waste reduction methods during construction, and be 15
percent over existing Title 24 energy efficiency standards. As previously noted,
the new Title 24 requirements will require new construction to be 22 percent
over the current standards.
Green Builder has an existing partnership with Imperial Irrigation District (IID)
and Burrtec Waste and Recycling Services (Burrtec) for builder and homeowner
incentives. IID provides efficiency diagnostics, inspections, and a certification,
which lead to financial incentives; and Burrtec provides a 15 percent–30
percent discount to builders for bin removal services.
LEED is a national rating system for green buildings. Primarily focused on
commercial and multifamily residential projects, LEED requires the developer
to register their project with the US Green Building Council, who in turn reviews
the project for conformance and assigns points based upon various efficiency,
sustainability, materials quality, and design factors. Once the Council has
reviewed the project, it issues a certification based upon the number of points
achieved in each category.
One of the ways municipal governments incorporate LEED as a green building
program is to encourage or require certain types of buildings or all construction
over a certain square footage, to achieve a particular level of LEED certification.
Current City Projects
Vista Dunes Courtyard Homes
The La Quinta Redevelopment Agency purchased the Vista Dunes Mobile Home
Park in order to redevelop a dilapidated, 1950s travel trailer mobile home park
with permanent affordable rental housing. Located at 78-990 Miles Avenue (just
west of Adams Street), the design consists of 80 courtyard-oriented single-
family and duplex homes.
This LEED Platinum certified development includes photovoltaic cells to
generate electrical power. This feature will annually save $720 per unit per year
in electric utility costs. Water saving improvements will reduce water usage by
1,900,000 gallons per year for the entire project. It is estimated that this project
exceeds Title 24 by 28 percent. Some of the units will exceed Title 24
requirements by 30 percent or more.
LEED Platinum certification includes features that embrace green building
practices, such as dwelling size, building orientation, thermal chimneys, shaded
south- and west-facing walls, water-efficient landscaping, tankless water
City of La Quinta Housing Element Update Page 6-39
heaters, heat reflective roofing materials, high solar gain (low-e) windows, solar
energy generation, and high efficiency fixtures and appliances.
Additionally, installing water- and energy-saving fixtures and equipment,
expanded materials, recycling programs, and substituting formaldehyde
emitting cabinets with formaldehyde free cabinets further enabled the
development to be LEED Platinum certified. Vista Dunes Courtyard Homes is the
first LEED Platinum certified multifamily affordable housing development of its
size in the country.
Staff has completed a photographic history of the project and produced a video
for educational purposes. Further, tenants will be educated on energy
efficiencies through written materials, a DVD and the project operator, CORE
Housing Management.
Wolff Waters Place Housing Project
The Agency purchased a 14.8-acre site for the purpose of facilitating the
construction of an affordable multifamily residential project. Subsequently, the
Agency entered into an Agreement with Coachella Valley Housing Coalition to
develop a 218-unit project on this site.
This development will exceed current Title 24 requirements by 24 percent and
will save approximately 2,000,000 gallons of water from interior water use
only. Compliance with the new CVWD Ordinance will further reduce exterior
water use.
The project will be LEED certified and will include features that embrace green
building practices, such as solar hot water for laundry buildings, a transit
friendly location with a bus stop and shopping within walking distance, low-
water-use landscape and irrigation, dual flush toilets, low-flow water fixtures,
energy-efficient lights, ENERGY STAR appliances, recycled building materials,
paint with low volatile organic compounds, reduced construction waste,
advanced indoor air handling systems, underground parking, high efficiency air
conditioning units, and a tenant training program. This project is expected to
achieve a LEED Silver certification.
In summary, the City and Agency have undertaken an aggressive series of green
building programs that will be used to demonstrate the opportunities available
to reduce the overall environmental impact of new developments. The new Title
24 energy efficiency requirements will significantly increase the overall energy
efficiency of all new construction even beyond California Green Builders and, in
some cases, exceed LEED certification standards.
Future City Programs/Actions
The City must carefully consider a balance between economic feasibility and a
desire to make immediate regulatory change. In some cases, technology may be
currently available but it may not be cost effective to implement. Additionally,
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pushing use of technology that is not proven and efficient could result in
premature investment and a net long term loss of environmental benefits.
The City seeks to encourage and enforce regulations or incentives that do not
serve as constraints to the development or rehabilitation of housing. The City
should focus on measures and techniques that assist the occupant in reducing
energy costs, thereby increasing the amount of income that can be spent on
housing, child care, health care, or other necessary costs.
The creation and implementation of a formal Green and Sustainable La Quinta
Program will require participation of many city departments and agencies.
Program costs could include energy audit upgrades for existing facilities and
buildings, irrigation and landscape modifications to City-maintained properties,
City fleet vehicles, City maintenance equipment, and Agency housing activities.
The City’s Planning Department will assist the City manager’s office in
developing new green goals, policies, and programs for implementation into the
General Plan that accurately represent the City’s direction in resource
conservation and minimizing greenhouse gas emissions.
The Planning Department will also establish design standards for residential
and commercial structures that encourage solar protection, particularly on
south and west building elevations which will directly result in energy
conservation. Solar protection would typically include roof overhangs, eaves,
recessed windows and doors, canopies, trellises, and solar window screens.
Under the direction of the City Manager’s Office, Planning and Community
Service Department staff will play an instrumental role in educating the
community on water conservation programs and resources. The City’s
Redevelopment Agency will continue efforts to implement LEED or California
Green Builder programs for new affordable housing projects. The Agency will
also implement the Cooperative Water Management Program with CVWD for
the Agency’s Cove Homes and evaluate the feasibility of implementing changes
to existing landscape and irrigation when Cove Homes are sold.
The City will continue the Agency’s program of upgrading the Cove Homes’
plumbing, heating and air conditioning, and other equipment at the time units
are rehabilitated prior to sale, and consider requiring LEED or green technology
for all private developments that secure Agency assistance.
The following are examples of policies, plans, and development standards the
City may consider to reduce local energy costs or consumption:
■■ Promote higher density and compact developments.
■■ Develop energy-conserving standards for street widths and
landscaping of streets and parking lots to reduce heat loss and/or
provide shade.
City of La Quinta Housing Element Update Page 6-41
■■ Promote energy audits and resident participation in utility rebate
programs through private and public utility companies.
■■ Encourage low-income homeowners or renters to apply for free energy
audits and home weatherization through the federal Department of
Energy’s Weatherization Assistance Program in partnership with state
and local programs (usually conducted by community action agencies
or other nonprofit organizations). Weatherization and insulation
services reduce the heating and cooling costs for low-income families.
■■ Use and encourage emerging technologies to reduce high demands for
electricity and natural gas, including use of passive solar devices and
other renewable energy technologies (e.g., biomass, wind and
geothermal) where feasible.
■■ Require energy efficient retrofits prior to resale of homes.
■■ Establish an assessment districts in which property owners can enter
into a loan agreement with the local government for energy efficient
home improvements as permitted by Assembly Bill 811 (to be explored
for Programs 6.4 and 6.5).
■■ Promote the construction of tighter building envelopes with maximum
height and sky exposure planes and minimum setbacks.
Energy Conservation Partners
In developing a better La Quinta, the City and its citizens will need to create a
strong working relationship with utilities and service providers. In essence, the
City cannot be successful without a sound relationship with Coachella Valley
Water District, Imperial Irrigation District, Southern California Gas, Burrtec
Waste and Recycling Services, Sunline Transit District, Coachella Valley
Association of Governments, SCAG, and other entities. Additionally, many of the
areas of concern, such as air quality and regional transportation, cannot be
addressed without strong regional, state and federal programs.
CVAG ENERGY CONSERVATION ACTION PLAN
CVAG’s Energy Conservation Action Plan has the vision of shifting how
residents, businesses, and governments in the Coachella and Palo Verde Valleys
view energy conservation via implementation of a media program, long-term
strategic plan, and annual action plans. One of the goals is to reduce valleywide
per capita energy consumption by 10 percent by 2012. This would be done by
developing a model energy conservation ordinance, promoting a change in use
behavior, and encouraging businesses and agencies to reduce energy use during
peak use periods (summer hot spells).
Local governments would be encouraged to adopt model energy efficiency
projects, incorporate energy conservation features in new and/or remodeled
City facilities, and enforce current programs such as Title 24. Annual action
plans would include energy conservation fairs, symposiums, and educational
forums as well as development of a best practices resource manual.
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UTILITY PROGRAMS
The City of La Quinta has a strong working relationship with the Imperial
Irrigation District (IID). IID is proactive in creating energy savings via
conservation programs, product rebates, and general tips. IID indicates that an
average home owner can save up to 10 percent of energy by taking advantage of
IID programs. One of the simplest programs involves switching old
incandescent light bulbs to compact fluorescent light bulbs (which use 66
percent less energy and last longer). Home owners can also utilize the free
“Check Me!” program, which checks the refrigerant charge and airflow of their
air conditioning/heating units. IID offers a rebate on the purchase of higher
efficiency air conditioning units ($85 to $145 per ton). Similar rebates are
offered for the purchase of high efficiency refrigerators ($120 per unit) and
programmable thermostats ($50 per unit). Additionally, product rebates are
offered on ENERGY STAR equipment such as home and office electronics.
IID also provides commercial programs such as audits for both older facilities
and new construction; for new construction, IID offers design assistance. Rebate
programs are in place for solar panels (for example, over parking structures)
and energy-efficient motors (here in the desert, these are primarily irrigation
pumps). Staff has held several meetings with IID representatives. Follow up
meetings are proposed to learn more about IID programs and which programs
are beneficial to La Quinta homeowners and the City.
As previously noted, Coachella Valley Water District (CVWD) and the City are
aggressively working toward ensuring that new development utilizes landscape
water efficiently and have entered into a cooperative program for existing
development. Staff will work with IID, CVWD, and Southern California Gas to
create programs and market them to residents, business owners, and
developers.
City of La Quinta Housing Element Update Page 7-1
7.0 HOUSING RESO URCES
The City’s RHNA is 4,327 units for the 2006–2014 planning period. The RHNA
includes housing planning goals for four different income and affordability
levels: very low, low, moderate, and above moderate. The City’s RHNA by
affordability level is 1,065 units of housing affordable to very low income
households, 724 affordable for low income households, 796 affordable for
moderate income households, and 1,741 above moderate income units.
California housing element law allows local governments to obtain credit
toward its RHNA housing goals in three ways: constructed and approved units,
vacant and underutilized land, and the preservation of existing affordable
housing.
7.1 Constructed and Approved Housing Units
Units that were constructed or approved on or after January 1, 2006, may be
counted towards satisfying the City’s RHNA obligation. City building permit
records indicate that 5,708 homes were constructed or approved for
construction between January 2006 and September 2007. The majority of units
were in single-family detached developments, with approximately half entitled
through specific plans.
Table H-42 lists housing units built since January 2006 as well as those that
were approved (either before or after 2006) but have yet to be constructed.
Based on recent sales data, the current new single-family housing market in La
Quinta serves only those in the above moderate income category; it is not likely
that any new single-family homes will be affordable to lower or moderate
income households without some type of financial or regulatory assistance.
However, new market-rate multifamily rental projects may provide units
affordable to moderate income households without government assistance.
Between 2006 and September 2007 at least 375 market-rate rental units were
constructed that provide affordable housing opportunities for moderate income
households. Mediterra Apartment Homes, a 224-unit multifamily project built at
a density of 16 units per acre, currently rents for prices between $1,225 and
$1,695. The Clubhouse Apartments, a market-rate 151-unit multifamily project
built at a density of 14 units per acre, currently rents for prices between $1,150
and $1,590. These rents are affordable to single, two-person, and four-person
moderate income households.
In addition to these market-rate projects, four restricted affordable projects
were approved and/or constructed with assistance from the La Quinta
Redevelopment Agency (Agency). The Agency facilitated the construction and
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restriction of 149 units for moderate income households (ages 55 and over) in
the Watercolors project.
The Agency redeveloped a dilapidated mobile home park, relocated the
residents, and facilitated an 80-unit LEED Platinum certified rental project
affordable to very low and moderate income households in the Vista Dunes
Courtyard Homes project. Another approved project, Centerpointe, will reserve
40 units for moderate income households.
The Wolff Waters Place project is under construction and will offer 216 units
affordable to very low income households and 2 units affordable to moderate
income households. The 15-acre site was acquired by the Coachella Valley
Housing Coalition from the Agency for $1. Wolff Waters Place will be made up of
22 buildings consisting of townhomes, flats, and garden apartments. Once
completed, the project will apply for LEED certification from the US Green
Building Council.
Several affordable housing projects are currently in various stages of the
planning and entitlement process. Dune Palms (AKA Comienzo) is an Agency-
supported project proposing 198 units affordable to very low income
households and 2 units affordable to moderate income households on a
Regional Commercial site in north La Quinta.
The Agency is in the process of acquiring and rehabilitating Washington Street
Apartments, a 73-unit senior apartment complex, and an adjacent undeveloped
parcel upon which 83 new units will be constructed. The existing 73 units are
currently restricted for very low income seniors. The project proposes to add an
additional 23 units affordable to very low income senior households and 60
units affordable to low income senior households for a project total of 156 units.
Combined, the constructed, approved, and pending projects will create 576
lower income and 569 moderate income housing units. The City is still
responsible for identifying land that can accommodate 1,213 units affordable to
lower income households and 227 units affordable to moderate income
households within the current planning period (a total of 1,440 units).
Table H-42 provides a breakdown of the City’s approval and construction
activity, pending projects, and remaining RHNA balance.
City of La Quinta Housing Element Update Page 7-3
TABLE H-42 Constructed, Approved, and Pending Residential Projects January 2006 to
September 2007
Project Very Low Low Moderate
Above
Moderate Total
Market Rate Projects
Above Moderate Income Projects 1 0 0 0 4,346 4,346
Mediterra Apartments 0 0 224 0 224
Clubhouse Apartments 0 0 151 0 151
Income-Restricted Projects
Watercolors 55+ Housing 0 0 149 0 149
Vista Dunes Courtyard Homes 79 0 1 0 80
Centerpointe 0 0 40 184 224
Wolff Waters Place 216 0 2 0 218
Dune Palms (AKA Comienzo) 198 0 2 0 200
Washington Street Apartments 2 23 60 0 0 83
Total Constructed/Approved
Projects 516 60 569 4,530 5,675
2006–2014 RHNA 1,065 724 796 1,741 4,327
Balance of RHNA Allocation 549 664 227 0 (+2,789) 1,440
Source: SCAG RHNA, City of La Quinta
1 This number represents the total from approximately 52 active projects in the City of La Quinta that have been constructed or approved in 2006–
2007.
2 The units shown are new units and are in addition to 73 existing units that will be rehabilitated as a part of the project.
7.2 Available Land for Housing
With the previously described housing production credits, the City of La Quinta
has a remaining unmet RHNA of 1,440 units, including 1,213 affordable to lower
income households. The Housing Element must identify available sites within
the City that can accommodate the remaining unmet RHNA. The first step in
identifying adequate sites is preparing an inventory of land suitable for
residential development. California Government Code Section 65583.2(a)
specifically provides that land suitable for residential development includes
vacant and underutilized land, as described below.
Vacant Land–Vacant residential sites, vacant sites zoned for nonresidential
uses that also allow residential development, and nonresidential vacant sites
that must be rezoned for residential use
Underutilized Land–Developed residential sites that are capable of being
recycled at a higher density or sites zoned for nonresidential use that can be
rezoned, if necessary, and redeveloped for residential use
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The land inventory must include:
■■ A listing of properties by a unique reference
■■ The parcel size, general plan land use, and zoning designation of each
property
■■ A general description of potential environmental or infrastructure
constraints to the development of housing in La Quinta
■■ A map showing the location of sites included in the inventory
The second step in identifying adequate sites involves determining the capacity
of sites identified in the inventory and their ability to accommodate affordable
housing (Section 65583.2(c) of the California Government Code). To determine
capacity, the City can rely upon minimum density requirements adopted
through regulations or ordinance. If minimum densities have not been adopted
or the City calculates capacity based upon a density greater than the minimum
density, the Housing Element must describe the methodology used to establish
the number of units.
To establish the ability to accommodate affordable housing, the analysis must
demonstrate that the identified zone/densities encourage and facilitate the
development of housing for lower income households through an evaluation of
market demand and trends, financial feasibility, and information based on past
residential project experience.
For underutilized land, the Housing Element must also include a description of
the existing use of each property, development trends, market conditions, and
regulatory or other incentives or standards to encourage residential
development on the potential sites.
The land inventory includes an analysis of the realistic capacity of the sites. An
evaluation of zoning, densities, market demand, record of affordable housing
development, and financial feasibility will establish the ability of available sites
to provide housing for all income levels.
The following analysis demonstrates how the City can accommodate its
remaining unmet RHNA and presents the required information identified above
for vacant land using the following structure:
■■ A table summarizing properties inventoried and their total
development potential
■■ A discussion of the adequacy of the identified sites to support
residential development
■■ A brief description of environmental or infrastructure constraints to
the development of housing on the identified sites
■■ An analysis of the capacity of the identified sites to accommodate
housing for lower, moderate, and above moderate income households
■■ A map of identified vacant or underutilized parcels
City of La Quinta Housing Element Update Page 7-5
Available Vacant Land
The vacant land inventory identifies nearly 150 acres of vacant land available
for housing development during the planning period. The total expected yield of
these sites, at a realistic capacity established based on existing development
trends further described below and the application of an Affordable Housing
Overlay, is 1,500 units. The vacant land inventory only includes parcels that the
City has identified as having the potential to develop during the 2006–2014
planning period. Additional vacant sites are located in the City, but are not
assumed to have the potential to satisfy the current RHNA. The development
potential for Village Commercial (VC) sites is assumed to be improved through
logical consolidation with adjacent vacant lots. The City will encourage and
facilitate lot consolidation in this district through incentives provided in
Programs 1.5 and 3.5. The City’s flexible development and use standards further
facilitate the development of a range of housing types.
Table H-43 and Figure H-1 provide a summary and illustration of the vacant
land development potential within the City. A detailed breakdown of vacant
sites is provided in Table C-1 of Appendix C.
TABLE H-43 Vacant Land Inventory Summary
Zone 1 Acres Density 2
Total Potential
Yield
RL 14.1 3 39
RM 21.4 6 128
RMH 14.0 20 280
CP/CR/CN/CC 89.8 14–203 949
VC 4 7.4 14 104
Total 146.7 -- 1,500
Note: A detailed breakdown of vacant sites in provided in Table C-1 in Appendix C.
1 Represents proposed zoning.
2 Represents a realistic density based on existing development and recent development applications.
The density assumption may also take into consideration the application of an Affordable Housing
Overlay (see Program 1.5 and broken out in Table C-1).
3 Yield was reduced to reflect an assumption that roughly half of the site could be used for residential.
4 Figures are subject to rounding, The yield for each Village Commercial site was rounded down to
provide a conservative estimate that does not rely upon lot consolidation.
Site Adequacy Analysis
Several zones permit residential development in La Quinta and have vacant
sites readily available for new housing development. These sites are located in
the Low Density Residential (RL), Medium Density Residential (RM), Medium
High Density Residential (RMH), Village Commercial (VC), Planned Commercial
(CP), and Regional Commercial (CR) zones.
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Of the 146.7 acres identified in the vacant land inventory, 35.5 acres are zoned
to permit housing up to 4 or 8 units per acre (RL and RM). Another 14 acres are
zoned to permit housing from 8 to 12 units per acre (RMH), but this land will
also fall under the City’s forthcoming Affordable Housing Overlay Zone
(Program 1.5), which would permit affordable housing at densities of 20–24
units per acre.
Another 89.8 acres are zoned with various commercial districts (CP, CR, or CN)
through seven sites, all of which will permit affordable housing at densities of
20–24 units per acre per Program 1.5. Not all sites, however, were assumed to
build out at these higher densities. The final 7.4 acres of vacant land suitable for
residential development during this planning period are zoned VC and permits
12–16 units per acre (12–24 units per acre following density increase as
described in Program 1.5).
There are 13 sites in the City’s vacant land inventory that are, or will be zoned
to permit mixed-use development. Based on the capacity analysis discussed
below, only one level of residential development per site is needed to achieve
the maximum density permitted by the non-residential zones. The City recently
approved two projects that sought residential development at densities of 13–
20 units per acre (although these projects were not subsequently developed
due to reasons unknown by the City). The inventory spreads the potential for
housing across numerous sites to avoid creating dependence on a few sites for
lower income housing. Accordingly, the City does not need all of these sites to
be developed for mixed or residential use to meet the RHNA.
During the previous planning period and the first two years of the current
planning period, residential development in La Quinta has been built at or near
the maximum allowable densities. For example, development in the RM zone
generally occurs at the maximum density of 8 units per acre or above through
density bonus provisions. Centerpointe, an approved 224-unit project
(including 40 units affordable to moderate income households) will be built at
densities of 7.6 units per acre in the RM zone. Older examples include the
Miraflores Apartments, which were constructed at a density of 11.2 units per
acre in the RM zone in 2003. In 2004, Hadley Villas Apartments were developed
at a density of 7.8 units per acre in the RM zone.
In 2001, the Aventine Apartments were constructed at a density of 14.3 units
per acre in the RH zone. In 2004 Silverhawk Apartments were constructed in
the VC zone—which currently permits residential projects up to 16 units per
acre—at a density of 19.3 units per acre under density bonus provisions. The
Silverhawk project provides 214 units alongside 9,435 square feet of retail
space. The retail space is located on the ground floor of two buildings, with the
second floor containing 6 and 8 apartment units, respectively (total of 14).
Restricted-affordable projects such as Wolff Waters Place and the proposed
Dune Palms (AKA Comienzo) will buildout at 14.7 and 20 units per acre,
respectively. Both projects are being constructed in the CR zone, which
City of La Quinta Housing Element Update Page 7-7
currently permits residential projects up to 16 units per acre (these particular
projects utilize density bonus provisions). Over the past years, the City has
purchased non-residentially zoned land with Redevelopment Agency (Agency)
Low and Moderate Income Housing Set-Aside Fund (LMIHF) monies.
Although the vacant land inventory and second unit potential is adequate to
meet the remaining lower income housing need, additional sites have been
identified to increase residential development potential. To further enhance La
Quinta’s residential capacity, Program 1.2 directs the City to rezone vacant and
underutilized parcels as needed to facilitate the development of housing
affordable to lower and moderate income households. Only one vacant RL
parcel and three underutilized RL parcels will be rezoned to RM. The rezoning
will occur concurrent with the City’s 2009/2011 General Plan update to ensure
they are available for development during the planning period.
Based on these existing development trends, vacant sites are assumed to build
out at densities near or at the maximum density permitted in each zone during
the planning period. Unit yield projections for vacant sites do not include a
density bonus or second units.
Environment and Infrastructure Analysis
Potential environmental constraints such as topography and floodways were
taken into consideration during site selection. None of the parcels identified in
the vacant land inventory are located in areas of topographic constraint or have
known environmental hazards.
The sites identified in the vacant land inventory are adjacent to existing
urbanized development and are within service hook-up distance of existing
water and sewer systems. According to the latest Coachella Valley Water
Management Plan (2002), the implementation of water conservation,
groundwater recharge, and water source substitution management strategies
will ensure that adequate water resources are available to existing and future
residents of La Quinta.
Capacity Analysis
The Southern California market has seen a dramatic correction over the past
year, with some developers and agencies estimating that land costs have
reverted back to mid-1990 levels. Construction costs (both labor and materials)
have experienced a drop of 25 percent or more in the past six months. While it
is safe to assume that land and labor costs will likely eventually increase again,
the current land costs reflect what builders and developer will buy if they seek
to construct housing within the planning period.
Despite the decrease in land costs, the market-rate housing developers may still
find it difficult to construct affordable housing. Residential developers must
balance the cost of land, entitlement, and construction with the expected
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Page 7-8 December 2010
revenue generated from sales/rents and a desired 8–15 percent rate of return
(profit).
As described in Section 4.6, the starting sales price for a new home was
approximately $400,000 and the starting rent for a one-bedroom unit was
approximately $1,250 per month. In comparison, the maximum affordable sales
price for a low income family of four in 2009 is $196,000 and the maximum
affordable rent for a low income couple is $1,066 per month. The gap between
the market price and what a lower income household can pay must be
subsidized, either by a private or public entity.
The subsidy can also be provided by affordable housing developers, which have
constructed thousands of affordable units in La Quinta and the Coachella Valley
over the past decade. Affordable housing developers often have access to
government funds, grants, and tax subsidies that market-rate developers do not.
Additionally, affordable housing developers are driven by the goal of providing
affordable housing rather than maximizing profit. Affordable housing
developers still, however, seek a lower internal rate-of-return.
General proforma analyses were conducted using land costs ($75,000–$150,000
per acre outside of the City’s developed center and approximately $1 million in
the Village area) and construction costs ($150 per square foot according to
affordable housing developers interviewed in July 2009—down from $200 per
square foot at the market’s peak) to estimate the capacity of land in La Quinta to
support affordable housing. The results indicate that homeownership products
will remain available only to moderate income households without a very large
subsidy from the City or other entity. Rental products, however, could be
constructed at rates affordable to lower income households with smaller
subsidies. The developers of ownership projects require financial returns
through the one-time sale of the housing units. Rental projects, however, are
financed to provide the developer the desired financial return over a longer
period of time.
Project size may play an important role in the ability of an affordable housing
developer to obtain financial resources for leveraging and justify and pay for the
cost of providing on-site amenities and management. A generally accepted
minimum project size for affordable housing development is 50 units. Like their
higher density counterparts, lower density sites able to accommodate 50 units
are eligible for funding mechanisms such as Low Income Housing Tax Credits
(LIHTCs), a type of restricted development that must meet strict size and
amenity guidelines to compete for funding. High density is also not a
determining factor in obtaining other resources, such as HOME funds and
Community Development Block Grant program funding. Of the 1,500 potential
units on vacant sites that already allow residential development, 965 units
(using realistic density assumptions) are located on sites that could support a
project size of at least 50 units and could potentially accommodate lower
income households.
City of La Quinta Housing Element Update Page 7-9
Financial and Regulatory Subsidies
A subsidy can be financial or regulatory in nature. Financial subsidies are found
in federal, state, local, and private programs and organizations focused on the
production of affordable housing. Developers in La Quinta use and leverage
many sources of financial assistance, including the Agency’s LMIHF. Over the
past decade, the City has spent tens of millions of dollars to acquire land and
subsidize over 1,000 new affordable housing units for families and seniors. By
maximizing the use of available non-Agency funds affordable projects in La
Quinta can achieve the highest financial leveraging of the Agency’s subsidy.
Projects may seek additional funding from Low Income Housing Tax Credits,
tax-exempt bonds, Community Development Block Grants, HOME funds, other
HUD grant programs, and commercial banking resources.
Regulatory subsidies can take many forms, including fee waivers or deferrals,
flexible development standards, and increased densities. Higher densities
generally increase the financial feasibility of a residential project as a developer
is able to sell or rent more housing units on the same amount and cost of land
(even with slightly lower sales prices or rents associated with smaller, attached
units). The argument that higher densities lead to more affordable housing,
however, has its limitations. First, higher density housing can actually be more
expensive to build once densities require structured or underground parking
(generally 28–35 units per acre). Additionally, higher density housing may not
be compatible with surrounding uses or the character of the community. The
City’s General Plan and Zoning Code were developed based on a shared vision
by the City’s residents. That vision reflects the city’s historical development
through lower density, master-planned developments that embrace the desert
lifestyle and preserve views of the surrounding mountains.
The City’s vision also recognizes the importance of providing affordable housing
for its residents and employees. Accordingly, the City supports affordable
housing development through financial and regulatory subsidies and will
ultimately permit densities up to 24 units per acre (higher densities are
permitted through density bonus provisions). The City is thereby able to
achieve both the goal of maintaining lower density community character while
also producing its fair share of affordable housing.
Vacant Land Opportunities
In the last decade the City has established a strong record of providing
assistance to affordable multifamily housing projects (townhomes and
apartments), ranging in density from 7.8 to over 20 units per acre. Single-family
detached assisted housing was also developed, with City assistance, at densities
as low as 4.4 units per acre and up to 7.8 units per acre.
La Quinta is able to achieve market-driven moderate income housing through
the relative affordability of land, the local market demand for lower
maintenance housing types, the depressed state of the housing market, and
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Page 7-10 December 2010
reasonable development impact and entitlement fees. While the market may
provide some moderate income housing opportunities, lower income
households are assumed to require assistance. La Quinta has a solid record of
working with local nonprofits and affordable housing developers to
accommodate the housing needs of its lower income residents. The vacant land
inventory provides the City and affordable housing developers with a map of
opportunity areas. Much of the affordable housing development already
produced in the planning period utilized Agency assistance.
With over 111 vacant residential acres zoned for densities of at least eight units
per acre (nearly all of which will ultimately permit 20–24 units per acre), and La
Quinta’s history of working with affordable housing builders, the City has the
capacity to accommodate at least half of the City’s unmet RHNA allocation on
vacant land during the remainder of the planning period.
Redevelopment Agency Assistance
The Agency has LMIHF available for land acquisition, rehabilitation assistance,
and new affordable housing construction activities. The Agency is in the process
of acquiring land for affordable housing development. According to City staff
vacant land in most areas of the City is valued between approximately $75,000–
$150,000 per acre (depending upon exact location and state of improvement).
Vacant land in the Village, however, sells for approximately $1.3 million per
acre. With leveraged Agency assistance, housing in the VC zone could provide
affordable housing opportunities to lower and/or moderate income households,
despite the higher cost of land in the Village area. The Agency is in the process
of acquiring land in the Village. In June 2008 the Agency purchased a 0.8-acre
site in the VC zone for approximately $1.1 million. Other non-residentially-
zoned land is valued lower than that within the Village area.
Based on the City’s experience and conversations with local affordable housing
developers, land acquisition and collaboration with nonprofits is an effective
method available to the City to subsidize and facilitate the production of
affordable housing. The City’s permitted density levels, development standards,
and entitlement process have not been found to be a constraint to affordable
housing.
Underutilized Land Inventory
The underutilized land inventory identifies 206.9 acres of underutilized land
that could accommodate new housing during the planning period. The total
expected yield of these sites, at a realistic capacity established based on existing
development trends described above and stalled project densities, is 2,112
units. The development potential of some sites described in the inventory
assumes consolidation with adjacent lots, which will be facilitated through
Programs 1.5 and specifically in the Village Commercial zone through program
3.5. Table H-44 and Figure H-1 provide a summary and illustration of the
development potential on underutilized sites in the City.
City of La Quinta Housing Element Update Page 7-11
As with the vacant land inventory, the inventory of underutilized land spreads
the potential for housing across numerous mixed use sites to not depend on a
few sites for lower income housing. Accordingly, not all of these sites need to be
developed for mixed or residential use to meet the RHNA. Residential-only
vacant, underutilized sites, and second units can accommodate 99 percent of
the lower income RHNA.
A detailed breakdown of the underutilized sites is provided in Table C-2 of
Appendix C.
TABLE H-44 Underutilized Land Inventory Summary
Zone 1 Acres Density 2
Total Yield
RM 131.6 6–20 1,028
RMH 53.7 9–20 786
CN/VC 3 21.6 14–20 298
Total 206.9 -- 2,112
Note: A detailed breakdown of underutilized sites in provided in Table C-2 of Appendix C.
1 Represents proposed zoning.
2 Represents a realistic density based on existing development in the City and in certain cases, based
on the density of stalled projects or specific plans. The yield was reduced to reflect an assumption
that roughly half of the site could be used for residential. The density assumption may also take into
consideration the application of an Affordable Housing Overlay (see Program 1.5 and broken out in
Table C-1).
3 Figures are subject to rounding. The yield for Village Commercial sites was rounded down to provide
a conservative estimate that does not rely upon lot consolidation.
Recent Development Trends
As described in the preceding Capacity Analysis section, recent development
trends in La Quinta indicate that new development will continue to occur at or
very near maximum densities. Market-driven single-family development is
expected to continue to provide homes affordable only to above moderate
income owner households, and multifamily housing units affordable to
moderate income households. Market-driven development is able to provide
moderate income rental housing through the relative affordability of land, the
local market demand for lower maintenance housing types, the depressed state
of the housing market, and reasonable development impact and entitlement
fees.
Housing affordable to lower income households will continue to be provided
through the construction of second units, guest houses, and City assisted
projects. The City has a strong track record of encouraging and facilitating the
development and redevelopment of sites for affordable housing through
Redevelopment Agency resources and partnerships with nonprofit
organizations and developers.
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Page 7-12 December 2010
Recent Market Conditions
While there is ample vacant land in south La Quinta, the rest of the City has
experienced an increase in infill development and redevelopment. Since the
majority of development in La Quinta is low-to-medium density in nature, many
desirable sites were developed well under their current potential. Underutilized
sites with premier location, accessibility, and size are purchased for reuse. For
example, an aging mobile home park was purchased by the City and
redeveloped into a 7.8 unit per acre affordable housing project. Aging
residential properties, underperforming commercial properties and stalled
residential projects are opportunities for new housing in La Quinta.
Existing Incentives
The City of La Quinta provides relief from regulation through flexible
development standards and density bonus provisions. By utilizing a density
bonus a developer commits to providing a certain percentage of the project for
lower or moderate income households and, in return, may construct additional
units, reduce parking, and request other concessions as outlined in state law.
The City provides a variety of financial subsidies and incentives to facilitate the
development of affordable housing. The Agency also uses Low and Moderate
Income Housing Funds to subsidize acquisition, site improvements, and
construction.
Several underutilized sites contain stalled residential projects that may require
assistance in order to be completed for affordable housing. Several property
owners have expressed an interest in selling stalled properties, which could be
developed as entitled or developed under new entitlements. Program 1.2
directs the City to investigate properties that are underdeveloped or stalled as
possible land acquisitions to facilitate the construction of affordable housing.
These sites could be acquired by the City and transferred to an affordable
housing developer, who could complete the development and provide the
entitled amount or more units of affordable housing. With grading completed
and construction partially completed, the incremental development costs for
constructing the project are likely far less than if a project was to be undertaken
on vacant land.
Considering that the entitled units were intended for ownership, these projects
may provide a cost-effective opportunity for providing affordable ownership
housing. Utilizing tax credits could restrict the project to lower and moderate
income rental housing for at least 15 years, at which point it could transition
into affordable for-sale housing. Typically a project using this method allows the
renters to use several years worth of rent (or a portion there of) toward the
purchase of their unit. For example, a percentage of the rent for the five years
prior to conversion to for-sale is collected as an early payment toward the
downpayment.
City of La Quinta Housing Element Update Page 7-13
Senate Bill 1185 and Assembly Bill 333
Senate Bill 1185 was an urgent legislative update that extends the life of
existing tentative maps, vesting tentative maps, and some parcel maps for an
additional year. The bill was effective immediately upon signature by the
Governor on July 15th, 2008. Assembly Bill 333, enacted July 15, 2009, grants an
additional extension for two years.
Some undeveloped parcels in La Quinta would have been included in the vacant
land inventory had their maps expired, however, they were instead identified as
underutilized sites because their maps were extended by Senate Bill 1185 and
Assembly Bill 333. The City is in contact with the property owners of these sites.
Based on discussions with the property owners, the City does not expect many
of these maps to be developed. Alternative concepts are in varying stages of
development for some of those undeveloped, but entitled parcels.
Environment and Infrastructure Analysis
None of the parcels identified in the vacant land inventory are located in areas
of topographic constraint or have known environmental hazards.
The sites identified in the vacant land inventory are adjacent to existing
urbanized development and are within service hook-up distance of existing
water and sewer systems. According to the latest Coachella Valley Water
Management Plan (2002), the implementation of water conservation,
groundwater recharge, and water source substitution management strategies
will ensure that adequate water resources are available to existing and future
residents of La Quinta.
Underutilized Sites
Underutilized sites are nonvacant sites or vacant sites with stalled projects or
obsolete entitlements that are likely to be available for housing development
during the planning period.
The underutilized sites inventory is made up of 131.6 acres of RM land
(including 15.8 acres to be rezoned from RL), 53.7 acres of RMH land, and 21.6
acres of CN and VC land. In total, just under 207 acres of land are identified in
the underutilized land inventory. The realistic capacity of all of the listed
underutilized sites, based on existing development and current market trends,
is 2,112 units. This yield does not include the potential for density bonus units
or second units. The development of underutilized sites will be encouraged and
facilitated through the implementation of Program 1.5, which permits an
increase in density to 24 units per acre for affordable housing projects on lots of
at least one acre in size in several zoning districts.
Site U1: As agricultural uses move away from the City, plant nurseries become
viable sites for residential development. Site U-1 (including the nursery
business) was purchased by an affordable housing developer. At present, the
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Page 7-14 December 2010
nursery provides plants for affordable housing projects throughout southern
California. The developer intends to phase out the nursery business by 2010,
with the intention of developing the site for affordable housing. This
approximately 5-acre site is currently zoned RL, but will be upzoned to RM and
be placed under the Affordable Housing Overlay Zone to facilitate the
development of affordable housing. At a density of 20 units per acre this site
could accommodate 98 units. Adjacent uses include other nurseries, low density
single-family homes, a new elementary school, and land zoned for high density
residential development. This site is an opportunity to locate lower income
families within walking distance of a school.
Site U-2: Following the signing of Senate Bill 1185, the tentative tract map for
this site was extended from August 2008 to August 2009. The current TTM
proposes 19 lots and is a valid map. New owners of this vacant site have
approached the City to explore alternatives to the approved map. The City
expects to work with the property owners to facilitate housing development
during the planning period.
Located immediately south of site U-1, site U-2 is also approximately 5 acres
and is currently zoned RL. The site will also be upzoned to RM and placed under
the Affordable Housing Overlay Zone to facilitate the development of affordable
housing. At a density of 20 units per acre this site could accommodate 96 units.
Adjacent uses include plant nurseries, low density single-family homes, a new
elementary school, and land zoned for high density residential development.
This site is another opportunity to locate lower income families within walking
distance of a school.
Site U-3: This undeveloped site is entitled under a specific plan for an aging-in-
place community for seniors. The specific plan proposed a variety of housing
types ranging from senior apartments to assisted living to congregate care. The
plan called for the development of two parcels situated across Avenue 50 from
each other that would be joined by an underground tunnel. The northern parcel
(Site 15 of the Vacant Land Inventory) was approved for the development of
166 senior care units, but that particular Site Development Permit expired in
September 2009, leaving the site vacant and readily available for RMH
development. The southern parcel (site U-3) also remains available for
development. The 7.5 acre southern parcel (site U-3) is zoned RM and will be
placed under the Affordable Housing Overlay Zone to potentially accommodate
150 units. Adjacent land uses include senior care housing, low density housing,
and medium density housing.
Site U-4: Site U-4 is currently a plant nursery that abuts the All-American Canal,
an irrigation canal, and is just west of medium density residential development.
Agricultural uses continue to be pushed south and east of La Quinta as vacant
sites in the City’s core are more valuable for residential and commercial uses.
Higher density residential development is near the site, and golf course
communities are located to the south (Hideaway) and north (Mountain View
Country Club) of the site. This site is a good location for higher density
City of La Quinta Housing Element Update Page 7-15
development since it is buffered from low density residential uses by the canal,
medium density housing, and a major thoroughfare. The 5.9-acre site will be
rezoned from RL to RM and could accommodate approximately 36 housing
units. Lot consolidation would not be required to develop this site.
Site U-5: This 108.4-acre site consists of four parcels under the same ownership
and all zoned for RM development. The sites are undeveloped, but are
considered underutilized instead of vacant because a low density residential
specific plan was adopted by resolution. However, the zoning remains RM and
as such the sites have the potential to develop at medium densities. The owner
is working with the City to pursue development alternatives to the existing
specific plan. Site U-5 consists of four parcels with a total development potential
of 648 units if developed at the realistic density of 6 units per acre. The parcels
are all large enough to be developed for residential use without lot
consolidation.
Site U-6: Site U-6 is a 14.8-acre site zoned for RMH that was originally planned
for 142 townhomes. The project completed site grading actions and constructed
one-third of the units (48 units), at which point the project stalled. Stalled
projects are a good opportunity for affordable housing because the developer
may be willing to sell the project to the City and/or an affordable housing
developer. The purchaser saves time and money because planning, design,
entitlement, grading, and some units are already completed. Townhomes are a
product type that lends itself to rental-to-own affordable housing. Tax credit
and other resources may be used to subsidize lower income households as they
rent the units. After approximately 10 years the units may transition into for-
sale units. In many rental-to-own programs a portion of the rent goes to the
future downpayment, thus helping the renter set-aside money to purchase their
unit. Through implementing Program 2.5, the City will facilitate the
development of long term affordable housing that allows residents to stay in La
Quinta and create more ownership opportunities that are sustainable.
Adjacent uses include high density residential development, vacant
Neighborhood Commercial land, a golf course community, a stalled
condominium project (U-7), and vacant Tourist Commercial land. The southern
edge of the property is defined by the All-American Canal. No lot consolidation
would be required to complete construction of this project as entitled.
Site U-7: This 20-acre site is zoned for RMH and entitled for 250 condominiums.
Site grading and construction of one, 8-unit building were completed prior to
putting the project up for auction. The building has not been certified for
occupancy. Similar to site U-6, the condominiums built and approved for site U-
7 are an opportunity for a rent-to-own housing project.
Adjacent uses include residential golf course communities, vacant
Neighborhood and Tourist Commercial land, and a stalled townhome project
(U-5). No lot consolidation would be required to complete construction of this
project as entitled.
Housing Resources
Page 7-16 December 2010
Site U-8: The Agency is in the process of purchasing parcels in this site. As of
2010 the Agency had purchased seven of the properties and acquisition
negotiations are occurring with other property owners. All of the parcels in site
U-8 are zoned RM and will be placed under the Affordable Housing Overlay
Zone, providing a total potential of 394 new units.
Of the 11 total parcels that make up Site U8, existing uses include:
Site U8a – Vacant
Site U8b – Vacant (SFD demo)
Site U8c – Vacant (SFD demo)
Site U8d – Vacant
Site U8e – Vacant
Site U8f – Existing SFD
Site U8g – Vacant (SFD demo)
Site U8h – Vacant
Site U8i – Church use
Site U8j – Vacant (well site)
Site U8k – Existing trailer park
Adjacent uses include low density homes to the north and east, Whitewater
Channel and Home Depot to the south, and La Quinta High School to the west.
This site is an opportunity to provide family housing in proximity to educational
and recreational facilities.
The City has recently initiated a rezoning study of the seven City-owned parcels,
and is actively pursuing discussions on the remaining four parcels, particularly
the 10.3 acre mobile home park, which is nearly 50 years old and a prime
candidate for redevelopment action.
Site U-9: This Neighborhood Commercial (CN) parcel will have the potential to
accommodate residential development following an amendment to the zoning
code. Implementing Program 1.5 will result in permitting residential
development up to 24 units per acre in the CN zone. The 8.5-acre site is
currently developed with one single-family home, currently a nonconforming
use for this underdeveloped site.
This parcel, located on the southeast corner of Avenue 50 and Jefferson Street, is
highly visible and could provide commercial opportunities as well as new
housing. Site U-9 has the potential to accommodate mixed use development,
including 85 units if developed at 20 units per acre under an Affordable Housing
Overlay. Adjacent low density residential uses would benefit from the
convenient access to first-floor retail uses.
City of La Quinta Housing Element Update Page 7-17
Site U-10: Site U-10 is a 5.1-acre vacant lot zoned for VC use. The site is
currently used for La Quinta Resort and Club employee parking. The Resort is in
the process of updating its master plan and is discussing the future use of this
site with the City. This is a viable location for housing development, especially
employee housing for the hospitality industry.
The VC zone accommodates residential uses up to 16 units per acre. Program
1.5 will amend the VC land use category to permit housing at densities between
12 to 24 units per acre. A development at 20 units per acre under an Affordable
Housing Overlay would provide 102 new homes. This site is within ¼ mile of
City Hall, the Library, La Quinta Community Park, Fritz Burns Park, La Quinta
Senior Center, another hotel, and the Village area which features many shops,
restaurants, and recreation amenities. The site is adjacent to a multifamily
housing project and Benjamin Franklin Elementary School. The site is readily
available for development and would not require lot consolidation.
Site U-11: Site U-11 is a clustering of older commercial buildings immediately
north of new retail development in the Village core. The parcels total 1.5 acres.
The parcels have potential for redevelopment and integration into adjacent
pedestrian-oriented development. Existing uses include a storage facility,
general market, Circle K convenience store, and a restaurant. Developed in the
1960s and 70s with minor improvements in the 80s and 90s, the existing
development lacks adequate landscaping and have visible signs of aging. The
existing structures and lots do not reflect the greater potential now provided in
this area. These uses could be integrated into a new structure to better serve
existing and future residents. Zoned for Village Commercial, this site has the
potential to accommodate mixed-use development compatible with the new
projects constructed in the Village. Adjacent uses include hotels and the core
area of the Village, which hosts boutique retail, restaurants, and offices in a
pedestrian-oriented development.
The VC zone will permit housing at densities ranging from 12 to 24 units per
acre (Program 1.5), enabling site U-11 to provide 21 new homes at 14 units per
acre. Lot consolidation, also encouraged through Program 1.5, would improve
the development potential in this area.
Site U-12: Site U-12 consists of 14 parcels totaling 5 acres. These parcels have
been clustered into one site due to proximity and opportunities for lot
consolidation that would result in increased development potential. Existing
uses include dirt lots with miscellaneous storage, a Verizon substation, and a
fourplex home. These are older uses that are not consistent with the adjacent
Village area. Other adjacent uses include office buildings, single-family
residential, La Quinta Senior Center, and the City Library. Site U-12 could be
redeveloped to integrate into the existing pedestrian-oriented Village
development and bring more residents into the area.
All of the parcels are zoned VC and will be able to accommodate mixed use
residential development between 12 and 24 units per acre following Program
Housing Resources
Page 7-18 December 2010
1.5. Site U-12 has a conservative development potential for 69 new homes at 14
units per acre. Lot consolidation through Program 1.5 would improve the
development potential in this area.
Site U-13: This site consists of two parcels totaling approximately three-fourths
of an acre. One of the sites is vacant; the other is developed with a home.
However, the home is partially demolished and is not habitable. Adjacent uses
include vacant land, and older single-family homes. The site is also close to the
Village core area.
Site U-13 is zoned VC, which will permit residential mixed use development
between 12 and 24 units per acre (Program 1.5), and could conservatively
accommodate 10 new homes. Lot consolidation would be necessary to make a
mixed use development viable (Program 1.5).
Site U-14: Site U-14 includes two adjacent parcels totaling approximately three-
fourths of acre. Both parcels are vacant, but are considered underutilized
because they would require lot consolidation in order to provide quality, mixed
use residential development. Adjacent uses include single-family homes and
retail and service commercial offices in the La Quinta Office Park. The site is also
close to the Village core area.
Zoned VC, Site U-14 will be able to accommodate mixed use residential
development between 12 and 24 units per acre (Program 1.5), and could
conservatively accommodate 11 new homes following lot consolidation.
Second Units
New second units are also expected to provide affordable housing opportunities
during the planning period. The City of La Quinta permits second units in the
RVL, RL, RC, RM, RMH, and RH zones. Multiple second units are conditionally
permitted in the RVL and RL zones. Second units in La Quinta generally serve to
augment housing resources for seniors, home-service workers (such as nannies
and housekeepers), or as a means of offering low-to-no cost housing to
extended family members.
In 2008 the average asking rent for a second unit in La Quinta—$704—was
readily affordable to low income one-person household. The average rent is also
affordable to two-person very low income households that are able to expend
approximately 34 percent of their income for housing (a minor level of
overpayment). As of 2009, reported rent levels are slightly lower. Per the
Municipal Code, guest houses and employee quarters must be provided free of
rent, and therefore are affordable to lower income households.
All of the remaining vacant RL- and RM-zoned land could accommodate the
inclusion of second units or guest houses/employee quarters (approximately
1,000 individual lots). Moreover, many of the existing single family homes
throughout La Quinta could support the addition of a second unit or guest
City of La Quinta Housing Element Update Page 7-19
house/employee quarter (or even the addition of a second, second unit on RL
sites). Underutilized sites zoned RM could also support the inclusion of these
types of housing units. Considering the success of the City’s existing second unit
requirements and improved public awareness possible through Programs 2.2
and 2.3, the City has the capacity to entitle approximately 100 second units or
guest houses/employee quarters per year despite the current down market.
Given the unique standards and incentives for second unit and guest
house/employee quarters, these units have the potential to be affordable to
lower income households. Consistent with Government Code Section
65583.1(a), the identification of realistic capacity should be based on the
development trends of second-units in the previous housing element planning
period and other relevant factors such as available incentives and community
need. Between 1998 and 2005, 539 second units and guest houses/employee
quarters were constructed in La Quinta. The Housing Element assumes capacity
for 500 second units and guest houses/employee quarters for the remainder of
the planning period.
The City seeks to promote complete second units and guest houses by providing
educational materials to the public and development community at City Hall
and on the City’s website (Programs 2.2 and 2.3).
Accommodating the RHNA
While approved and constructed units accommodate all of the above moderate
income RHNA and much of the moderate income housing need, vacant and
underutilized lands are necessary to accommodate 1,213 lower income housing
units. The land inventory includes almost 150 acres of vacant land and over 200
acres of underutilized land in the City that could accommodate new residential
development during the planning period. This land could support over 3,600
new units based on existing development standards and the introduction of an
Affordable Housing Overlay Zone through the implementation of Program 1.5.
This overlay would be applied to several key vacant and underutilized sites in
the inventory and permit affordable housing at densities between 20 and 24
units per acre (before the application of State density bonus law). The City also
has a recent track record of building and approving numerous lower income
housing projects at densities between 8 and 20 units per acre, using the City’s
financial and land resources. The overlay’s densities of 20 to 24 units per acre
would reduce the amount of subsidy required and facilitate even more
affordable housing projects. Moreover, the City’s RDA has allocated over $20
million in low and moderate income housing funds during the planning period
solely for the purpose of property acquisition to further the production of
affordable housing. Accordingly, using existing and proposed development
standards and permitted uses at realistic densities, La Quinta has enough land
suitable for residential development, as defined in Government Code Section
65583.2(a), to support a sufficient number of new units to accommodate the
unmet portion of the RHNA.
Housing Resources
Page 7-20 December 2010
The sites identified in the land inventory are those with development potential
during the planning period according to the City and developer interest.
Additional vacant and underutilized lands that are not expected to be utilized
during the planning period are not included in the inventory. Potential
affordability was established by studying recent projects, current market sales
prices and rents, trends, and land values. A proforma analysis added additional
confirmation of the identified lands’ capacity for affordable housing.
The market has also created opportunities for greater affordability on
underutilized sites. For example, stalled or bank-owned condominium and
townhome projects could be purchased and converted or redeveloped into
affordable housing. Existing plans for single-family development and other
types of ownership housing may also go by the wayside in light of market
saturation.
Based on existing development patterns and discussions with affordable
housing developers, the City anticipates that lower and medium density zones
would support for sale above moderate and moderate income housing while
higher density zones could accommodate lower income housing development.
Over the last decade much of the City’s lower and medium density housing stock
has included guest house/employee quarters (referred to in La Quinta as
“casitas”) or second units. Based on development trends observed during the
previous planning period in which over 500 casitas were built, it is reasonable
to assume that 500 casitas could be constructed during the 2008–2014 planning
period. Some of these units are occupied free of charge, per the Municipal Code,
and as such are affordable to all households, including extremely low income
households. Rental surveys have shown that unrestricted second units are
affordable to lower income households. Traditional and guest/employee second
units are important resources for the lower income community.
The inventory spreads the potential for housing across numerous residential
and mixed use sites to avoid creating dependence on a few sites for lower
income housing. Accordingly, not all of these sites need to be developed for
mixed or residential use to meet the RHNA. Residentially zoned vacant and
underutilized sites, not including second units or mixed-use land, could readily
accommodate over 80 percent of the lower income RHNA with the introduction
of the Affordable Housing Overlay Zone.
The moderate income housing need could be met without any mixed-use
development. However, given the ramifications of SB 375, the City recognizes
that mixed-use developments will represent a crucial component of its housing
strategy, not only during the planning period, but also in subsequent planning
periods.
A summary of the City’s capacity for new housing to accommodate the RHNA is
provided in Table H-45.
City of La Quinta Housing Element Update Page 7-21
TABLE H-45 Accommodating the RHNA
Program Lower Moderate
Above
Moderate Total
RHNA 1,789 796 1,741 4,327
Constructed/Approved 1 576 569 4,530 5,675
Balance 1,213 227 0 (+2,789) 1,440
Currently Zoned to Allow Residential Uses
Vacant RL 0 0 39 39
Vacant RM 0 0 128 128
Vacant CP/CR 0 190 191 381
Vacant VC 0 52 52 104
Underutilized RM 0 274 410 684
Underutilized RMH 0 196 196 392
Underutilized VC 0 50 51 101
Second Units/Guest Houses 2 500 0 0 500
Subtotal 500 762 1,067 2,329
Additional Residential Capacity obtained through Affordable Housing Overlay
Vacant RMH 280 0 0 280
Vacant CP/CR/CN/CC 773 0 0 773
Underutilized RM 344 0 0 344
Underutilized RMH 394 0 0 394
Underutilized CN/VC 187 0 0 187
Subtotal 1,978 0 0 1,978
Subtotal Capacity for Balance
of RHNA 2,478 762 1,067 4,307
Total Capacity 3,054 1,331 5,597 9,982
Note: Figures subject to rounding. Assisted projects on vacant and underutilized lands could also have the
potential to provide housing for extremely low income households should the eligibility range include
households earning 0 to 30 percent of the AMI.
1 The number of constructed and approved projects represents active projects in the City of La Quinta that have
been constructed after January 1, 2006 or are expected to be constructed during the 2006–2014 planning
period. Some of the units restricted to very low income households may be inhabited by households earning 0
to 30 percent of the Area Median Income (AMI), known as extremely low income households.
2 The affordability levels of future second units/guest houses is an estimate based on a rents survey and City
policies. For example, if all of the units are guest houses they will be affordable to extremely low income
households, since they must be provided free of rent, per the Municipal Code.
Housing Resources
Page 7-22 December 2010
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City of La Quinta Housing Element Update Page 7-23
Figure H-1 Vacant and Underutilized Land Inventory Map
Housing Resources
Page 7-24 December 2010
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City of La Quinta Housing Element Update Page 7-25
7.3 Preservation of Existing Affordable
Housing
Government Code Section 65583.1[c] permits jurisdictions to rely on existing
units to fulfill up to 25 percent of their RHNA in the Housing Element, pursuant
to specified criteria. Eligible activities may include: 1) substantial rehabilitation
of rental housing; 2) conversion of multiple-family rental units from market rate
to affordable; and 3) preservation of affordable housing at risk of conversion.
This section provides a background analysis of the three preservation options
and an assessment of eligible projects.
Under this section of the Government Code, units are eligible that will be
preserved at affordable housing costs to persons or families of low or very low
incomes with committed assistance from the city by acquisition of the unit or
the purchase of affordability covenants for the unit.
"Committed assistance" means that the city enters into a legally enforceable
agreement during the first two years of the housing element planning period
that obligates sufficient available funds to provide the assistance necessary to
make the identified units affordable and that requires that the units be made
available for occupancy within two years of the execution of the agreement.
Preservation Options
Substantial Rehabilitation
State law allows cities to count qualified rehabilitation projects toward the sites
requirement for the RHNA. Units to be substantially rehabilitated must result in
a net increase in the stock of housing affordable to low and very low income
households and are subject to the following provisions:
■■ Units must be at imminent risk of loss to the housing stock.
■■ Local governments must commit to providing appropriate relocation
expenses and first right of refusal, as required under state law.
■■ Relocation assistance must be provided to any occupants temporarily
or permanently displaced and the local government must require that
any displaced occupant will have the right to reoccupy the rehabilitated
units.
■■ Rehabilitated units have long-term affordability requirements not less
than 20 years or other term required by federal/state funding law or
regulation.
Housing Resources
Page 7-26 December 2010
Conversion from Nonaffordable to Affordable
Multiple-family units in a rental complex of four or more units converted from
nonaffordable to affordable by acquisition of the unit or the purchase of
affordability covenants and restrictions can be counted toward the sites
requirement under specified conditions. Units to be converted must result in a
net increase in the stock of housing affordable to low and very low income
households and are subject to the following provisions:
■■ These units cannot be acquired by eminent domain and must provide a
net increase in the stock of housing affordable to low and very low
income households.
■■ At the time the units are identified for acquisition, the units must not be
available at an affordable housing cost to low or very low income
households.
■■ Converted rental units must be in decent, safe, and sanitary condition
when occupied after conversion.
■■ Long-term affordability covenants must be applied for at least 55 years.
■■ Relocation assistance must be provided to any occupants temporarily
or permanently displaced and the City must ensure the occupants have
the right to reoccupy the rehabilitated units.
Preservation of At-Risk Units
Multiple-family units to be preserved at affordable housing costs to lower
income households by acquisition or purchase of affordability covenants may
also be eligible for RHNA credit.
■■ Units to be preserved must result in a net increase in the stock of
housing affordable to low and very low income households and are
subject to the following provisions:
■■ Preserved units must have long-term affordability covenants (at least
40 years) and have received governmental assistance under specified
programs.
■■ The units must be expected to convert to market rate within five years
of the end of the planning period.
■■ The units must be in decent, safe, and sanitary condition when
occupied. When units are identified for preservation, they must be
available at affordable costs to persons and families of lower income.
City of La Quinta Housing Element Update Page 8-1
8.0 PRESERVATION OF ASSI STED
RESOURCES
State Government Code requires that localities identify and develop a program
for their Housing Elements for the preservation of affordable multifamily units
assisted under various federal, state and local programs. In the preservation
analysis, localities are required to provide an inventory of assisted, affordable
units that are eligible to convert to market rate within five years of the end of
the planning period (June 30, 2019). Income-restricted housing units
sometimes changes to market rate due to expiration of subsidies, mortgage
prepayments, or expiration of affordability restrictions.
No income-restricted multifamily housing units in La Quinta are at-risk of
expiring by June 30, 2019. The earliest possible date of conversion for any of the
City’s restricted multifamily housing stock is 2024 for the 45 very low and 46
low income units at Seasons Senior Apartments. An inventory of all assisted
multifamily projects is provided in Table H-46.
TABLE H-46 Assisted Multifamily Project Inventory
Project
Earliest Date
of Conversion Very Low Low Moderate
Above
Moderate Total
Aventine
Apartments 2056 0 10 10 180 200
Hadley Villas Senior
Apartments 2059 81 0 0 0 81
Miraflores Senior
Apartments 2029 35 83 0 0 118
Seasons Senior
Apartments 2024 45 46 0 0 91
Silverhawk
Apartments 2060 0 0 75 139 214
Vista Dunes
Courtyard Homes 2063 79 0 1 0 80
Washington Street
Apartments 1 2066 73 0 0 0 73
Wolff Waters Place 2065 216 0 2 0 218
Total N/A 529 139 88 305 1,061
Source: City of La Quinta
1 The existing 73 units will be rehabilitated and 83 new units (23 very low and 60 low) are expected to be added to the project during the planning
period. Covenants for the entire project are expected to be recorded in 2011 and will run for 55 years (2066).
Preservation of Assisted Resources
Page 8-2 December 2010
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City of La Quinta Housing Element Update Page 9-1
9.0 GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs set forth a comprehensive housing
plan for the City of La Quinta during the 2006–2014 planning period.
9.1 Adequate Sites for Housing
GOAL 1.1: Provide housing opportunities that meet the diverse
needs of the City’s existing and projected population.
Policy 1.1: Identify adequate sites to accommodate a range of product types,
densities, and prices to address the housing needs of all household types,
lifestyles, and income levels.
Policy 1.2: Focus housing growth within existing City boundaries until it is
necessary to pursue annexation or development in planning areas for affordable
housing.
Policy 1.3: Direct new housing development to viable areas where essential
public facilities can be provided and employment opportunities, educational
facilities, and commercial support are available.
Policy 1.4: Support the construction of new affordable housing by rezoning,
where appropriate and desirable, to permit higher density residential
development.
Policy 1.5: Pursue land banking opportunities for housing that exceeds the
2006–2014 RHNA.
Program 1.1: General Plan Update
The City’s General Plan is proposed to be updated during the planning period,
beginning in late 2009. The update process provides an ideal opportunity to
investigate potential land and policy resources for new housing construction.
■■ Objective: Explore new opportunities for housing affordable to a range
of incomes through modified or new land uses and overlay districts.
■■ Timing: Anticipated adoption Fall 2011
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 1.2: Available Land for Housing
While the development capacity of land identified in the vacant and
underutilized land inventory has the potential to meet RHNA under current
Goals, Policies, and Programs
Page 9-2 December 2010
zoning designations, upzoning key sites will increase capacity and may facilitate
the development of housing affordable to a range of incomes.
■■ Objective: Increase the capacity for housing on vacant and
underutilized sites by rezoning particular sites as discussed in Section
8.0.
■■ Timing: July 1, 2012
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 1.3: Land Banking
The recent downturn in the market reduces competition for purchasing vacant
and underutilized residential sites. Land costs are a critical concern for the
affordable housing development community. By purchasing land as it becomes
available, the Redevelopment Agency will be able to provide sites at low or no
cost to the developer for the purpose of subsidizing development to meet the
RHNA. For example, the Agency sold a 15-acre site to Coachella Valley Housing
Coalition for $1 to develop Wolff Waters Place, a project providing 218
affordable units completed in 2009. The City will continue to acquire and
consolidate parcels associated with Site U8, in particular related to continuing
discaussions with the owners of the existing 10.3 acre trailer park.
■■ Objective: Utilize Agency funds for the purchase of sites to meet the
RHNA.
■■ Timing: 2006–2014 as determined by land availability and the
Redevelopment Agency Implementation Plan.
■■ Funding Source: LMIHF
■■ Responsible Agency: Redevelopment Agency
Program 1.4: Small Lot Subdivision Ordinance
Smaller homes on smaller lots create potential for market-driven affordable
housing to be developed in La Quinta, and is an appropriate form of housing for
first-time homebuyers, small households, and seniors. The ordinance would
create additional housing potential on small infill sites. Such an ordinance
would include consideration for incentivizing small lot developments such as
fee reductions, flexible development standards, allowances for small-lot,
market-rate projects to utilize parking and other development-related density
bonus incentives usually reserved for affordable projects, and expediting review
of small-lot subdivision maps.
■■ Objective: Explore the potential for a small lot subdivision ordinance to
allow the subdivision of existing parcels into smaller lots than currently
permitted to facilitate the creation of small single-family detached and
attached homes.
■■ Timing: July 1, 2012
City of La Quinta Housing Element Update Page 9-3
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 1.5 Affordable Housing Overlay
While affordable housing has been produced at relatively low densities in the
City, additional density options could further expand the opportunity for
affordable housing projects. Certain areas of the City could accommodate
additional residential density without creating inconsistent land use patterns
within the existing fabric.
Additionally, most large-scale commercial development in La Quinta is one-
story and does not approach the maximum allowable height limit. Permitting
residential uses over commercial and office uses will increase the City’s capacity
for housing and encourage vibrant, mixed-use nodes throughout the City
without increasing existing building heights. Residential uses from 0 to 16 units
per acre are currently permitted in the VC zone with a Village Use Permit and in
the CR and CP zones with a conditional use permit. Higher density residential
development would provide new attached housing opportunities for singles,
couples, and small families that wish to enjoy La Quinta without the high cost
associated with resort-style living.
An Affordable Housing Overlay (AHO) would permit higher density
development to occur in specific parts of the City provided the residential
project dedicate at least 25 percent of the housing for lower income households.
Property owners would not be required to develop affordable housing on their
sites; however, projects that do so would be permitted to develop housing at
densities of 20–24 units per acre. Moreover, the 24 unit per acre density would
serve as the base level for the application of a density bonus under State law.
Projects with an affordability component under 25% could be granted specific
density bonus incentives they may not otherwise qualify for. Under existing
provisions, affordable housing projects would be eligible for an additional 35
percent density bonus and could reach a maximum of just over 32 units per
acre. Projects developed under the AHO would require a density of at least 20
units per acre. The AHO would also set forth financial and other incentives that
could be made available, such as land write-downs, fee deferrals or reductions,
prioritization of available public funding to AHO sites. In addition, the City will
process affordable projects on AHO sites at a priority or ‘fast track’ level, and
will consider flexible development standards that exceed the allowances under
density bonus provisions, given the appropriate project.
The overlay would be applied to properties zoned CC, CN, CP, RC, and VC, as well
as certain residentially-zoned sites (see Tables C-1 and C-2 and Figure H-1).
Projects would also need to have a minimum project size of 1 acre, which would
encourage lot consolidation and maximize the housing potential of vacant and
underutilized sites. Housing built under the provisions of the overlay would also
be subject to the development standards of the City’s RH (High Density
Residential) zone, which will be modified to be consistent with the AHO and
Goals, Policies, and Programs
Page 9-4 December 2010
create adequate development standards to facilitate densities established under
the AHO (refer to Program 1.7). Projects that meet these standards and
requirements would be permitted without a CUP or other additional
discretionary review, consistent with GC Section 65583.2 (h) and (i).
■■ Objective: Amend the Municipal Code to create an Affordable Housing
Overlay that permits affordable housing (stand alone, next to, and/or
above nonresidential uses) at densities of 20 to 24 units per acre for
sites one acre or larger in size in the Community Commercial,
Commercial Park, Neighborhood Commercial, Regional Commercial,
and Village Commercial zones. The Overlay shall also apply specifically
to residentially-zoned sites U1, U2, U3, U8, and 15 as identified in
Tables C-1 and C-2. to accommodate at least 50% of the remaining
regional housing need of 1,213 units for lower-income households. The
City will apply RH (High Density Residential) zone standards to
residential uses in those commercial zones. City staff will propose
increasing the maximum height limit from 35 to 40 feet to facilitate
three-story mixed-use development. Evaluate reducing or eliminating
600-foot buffer for affordable housing from the Highway 111 corridor.
Evaluate financial and performance-based incentives and incorporate
into the AHO where appropriate.
■■ Timing: July 1, 2012
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 1.6 Affordable and Mixed-Use Housing Development Standards
Residential uses at 20 to 24 units per acre will be permitted in several
commercial zones (Program 1.5) and on specific residential sites following
standards similar to those established for the High Density Residential zone.
Higher density housing and vertically mixed-use development, including
affordable housing projects, may benefit from regulations tailored to this use,
especially with regard to parking standards.
■■ Objective: Create development standards specific to affordable and
mixed-use housing development. Coordinate with nonprofit and for
profit developers to assist in identifying appropriate standards for
multifamily and affordable housing.
■■ Timing: July 1, 2012
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 1.7 High Density Residential
Encourage future development or redevelopment of High Density Residential
sites for multifamily housing by increasing the maximum density from 16 to 24
units per acre. Higher density housing may provide additional opportunities for
City of La Quinta Housing Element Update Page 9-5
housing types affordable to moderate and lower income households. This would
be a land use action associated with the City’s 2011 General Plan Update
process.
■■ Objective: Amend the Municipal Code to permit densities up to 24 units
per acre in the High Density Residential zone.
■■ Timing: February 1, 2012
■■ Funding Source: General Fund
Responsible Agency: Planning Department
Program 1.8 Adequate Sites Monitoring
To ensure sufficient residential capacity for units affordable to lower-income
households, the City will develop and implement an ongoing site monitoring
procedure consistent with State Housing Law. The procedure shall provide that
where development approvals on identified AHO sites result in a reduction of
potential affordable units below the total residential capacity assumed in Tables
C-1 and C-2 (e.g. Site 15 in Table C-1 is developed below its projected density),
the City will identify and analyze additional AHO sites to accommodate the
shortfall of capacity remaining within the AHO. As the AHO will apply to all
commercially zoned sites within the CC, CN, CP, RC, VC zones, the City may need
to incorporate additional commercially zoned sites as part of the housing
element inventory if any of the previously identified and analyzed AHO sites
develop below their identified capacity.
The City will report on the status and implementation of the AHO including
development occurring on identified sites to determine whether Program
incentives are providing the necessary catalyst to ensure that development is
occurring consistent with the buildout projections described in Tables C-1 and
C-2. As necessary, the City will revise this program to ensure the AHO remains a
realistic and viable development strategy to accommodate the City’s remaining
regional need for lower-income households throughout the planning period.
■■ Objective: Develop and implement an Affordable Housing Overlay site
monitoring procedure.
■■ Timing: July 1, 2011
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Goals, Policies, and Programs
Page 9-6 December 2010
9.2 Assist in the Development of Affordable
Housing
GOAL 2.1: Assist in the creation and provision of resources to
support housing for lower and moderate income households.
Policy 2.1: Increase housing choices for lower and moderate income
households.
Policy 2.2: Support public, private, and nonprofit efforts in the development of
affordable housing.
Policy 2.3: Pursue a variety of forms of private, local, state, and federal
assistance to support development of affordable housing.
Program 2.1: Housing Acquisition
State law permits jurisdictions “buy down” existing residential projects by
restricting previously above moderate income units for lower income
households. The City may meet a portion of its RHNA by restricting existing
projects or purchasing and deed-restricting foreclosed homes.
■■ Objective: Purchase a portion or all of a project and restrict above
moderate income units for lower income households
■■ Timing: Complete purchase by June 2014
■■ Funding Source: LMIHF
■■ Responsible Agency: Redevelopment Agency
Program 2.2: Second Units and Guest/Employee Housing
Encourage the development of second units, guest houses, and employee
quarters through a promotional brochure designed to define a second unit,
explain local development requirements, and describe the local entitlement
process. This information will be provided at City Hall and on the City’s website.
Press releases and other free forms of media may also be used to inform the
public of its availability. Second units and guest/employee quarters (referred to
in La Quinta as “casitas”) provide housing opportunities for lower income
households. Employee quarters, per the City’s Municipal Code, are rent-free and
therefore affordable to extremely low income households.
■■ Objective: Produce and distribute second unit brochure; facilitate the
development of 200 second units and guest houses/employee quarters
■■ Timing: Produce brochure by March 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
City of La Quinta Housing Element Update Page 9-7
Program 2.3: Guest/Employee Housing
Facilitate the development of rent-free guest and employee housing by
permitting as an accessory use without a Minor Use Permit, and expanding the
definition of guest and employee housing units to allow full bathroom and
kitchen facilities. Full bathroom and kitchen facilities will improve the quality of
life for lower and extremely low income employees in La Quinta.
■■ Objective: Amend the Municipal Code to permit guest and employee
housing without a Minor Use Permit and allow full plumbing facilities.
■■ Timing: March 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 2.4: Density Bonus
The City updated its density bonus law in 2008, but will need to reflect
additional changes brought through AB 2280. Density bonuses allow the
development community to construct densities higher than the maximum
allowed, and receive other incentives for providing affordable housing.
■■ Objective: Update the Zoning Code to include amendments to density
bonus law under Assembly Bill 2280 and provide a summary of the
changes on the affordable housing page of the City’s website.
■■ Timing: Adopt by March 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 2.5: Collaborative Partnerships
The City shall meet with parties interested in affordable housing development
to discuss types of land and financial incentives available and requirements for
obtaining assistance, discuss appropriate sites for affordable housing, and foster
professional collaboration between the City and affordable housing
stakeholders. By supporting projects that maximize the leveraging of private,
state, and federal financial resources the Agency’s funds will assist in the
development of more units.
■■ Objective: Continue to collaborate with nonprofits and the development
community to finance and develop affordable housing.
■■ Timing: Project-by-project basis, by request, or on an annual basis in
tandem with meetings associated with Program 2.8.
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department and Redevelopment Agency
Goals, Policies, and Programs
Page 9-8 December 2010
Program 2.6: Affordable Housing Renter-to-Owner Transition
Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private
developers and investors that agree to set aside all or a portion of their units for
low income households. LIHTC projects can transition from rental to ownership
units. The units must remain rentals for 15 years, at which time some projects
convert to ownership units. Typically a portion or all of the rent paid for the 5
years prior to the conversion is put toward the purchase of the unit. This
enables lower income households to invest in the property in which they have
been living and benefit from its appreciation.
Providing lower and moderate income households with affordable rental
housing allows them to save money for the future home purchase. Giving a
renter the opportunity to own their unit creates a sense of community
responsibility, establishes a time-sensitive financial savings goal, and provides
an opportunity to share in the appreciation of the project. Renter-to-owner
affordable housing projects are long term projects that allow a household to
remain in La Quinta and aspire to homeownership. Existing stalled
condominium and townhome projects are prime opportunities for low income
tax credits to be used for renter-to-owner programs.
■■ Objective: Investigate the use of LIHTCs to finance affordable single-
family attached rental development that can transition, after 15 years,
into moderate income ownership housing.
■■ Timing: Complete study by June 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Redevelopment Agency
Program 2.7: Other Financial Resources for Affordable Housing
There are many resources that the City, nonprofits, or for-profit developers may
utilize to subsidize the construction and maintenance of affordable housing.
Some of the most prominent resources are described below.
■■ Objective: Advertise other financial resources through the affordable
housing page of the City’s website, apply for grants and competitive
loans, and form partnerships with the development community to
obtain additional financial resources.
■■ Timing: Update website with funding information and partnership
opportunities every six months or earlier if appropriate. Funding
resources are typically offered on an annual basis, most often at the
start of the new fiscal year (either January or July).
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Division
City of La Quinta Housing Element Update Page 9-9
Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax credits for private
developers and investors that agree to set aside all or a portion of their units for
low income households. A minimum of 20 percent of the units must be
affordable to low income households and 40 percent of the units must be
affordable to moderate income households.
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing to affordable
housing developers. The Redevelopment Agency, development community, and
local, regional, and national banks are encouraged to work together to meet
their obligations pursuant to the Community Reinvestment Act.
California Housing Finance Agency Program
The California Housing Finance Agency (CHFA) has three single-family
programs for primarily moderate and middle income homebuyers: the Home
Ownership Assistance Program and the Affordable Housing Partnership
Program. Each provides permanent mortgage financing for first-time
homebuyers at below-market interest rates.
HOME Funds
HOME is the largest Federal block grant distributed to state and local
governments for the creation of lower income housing. Cities apply when
Notices of Funding Availability are issued.
Neighborhood Stabilization Program
HUD’s Neighborhood Stabilization Program makes emergency assistance grants
available to local governments for the acquisition, redevelopment, and renting
or resale of foreclosed properties at-risk of abandonment.
Riverside County First-Time Homebuyers Program
Continue participation in the Riverside County First-Time Homebuyers
Program for low and moderate income households.
Mortgage Credit Certificate
The Riverside County Mortgage Credit Certificate Program is designed to assist
low and moderate income first time homebuyers. Under the Mortgage Credit
Certificate Program, first-time homebuyers receive a tax credit based on a
percentage of the interest paid on their mortgage. This tax credit allows the
buyer to qualify more easily for home loans, as it increases the effective income
of the buyer. Under federal legislation, 20 percent of the funds must be set aside
for buyers with incomes between 75 and 80 percent of the county median
income.
Goals, Policies, and Programs
Page 9-10 December 2010
Finance Agency Lease-Purchase Program
Riverside/San Bernardino County Housing Finance Agency Lease Purchase
Program provides down payment assistance and closing costs for eligible
households up to 140 percent of the area median income.
Housing Choice Voucher (formerly Section 8) Referrals
Housing Choice Vouchers allow lower income households to use rental
subsidies anywhere in the County, including La Quinta.
Program 2.8: Sweat Equity and Shared Equity
Sweat equity and shared equity programs provide lower and moderate income
households with ownership assistance. Sweat equity refers to the exchange of
time and effort, usually in the form of construction activities, for an affordable
ownership opportunity. Shared equity refers to the exchange of a portion of the
home appreciation for an affordable ownership opportunity.
■■ Objective: Continue to work with organizations that offer sweat and
shared equity housing programs to lower and moderate income
households in La Quinta. Meet with organizations annually or more
frequently (if requested or advantageous) to identify opportunities for
coordinated efforts or potential housing projects.
■■ Timing: Annual meetings, ongoing coordination
■■ Funding Source: LMIHF; approximately $300,000 per year is set aside
specifically for the Building Horizons program
■■ Responsible Agency: Redevelopment Agency
Program 2.9: Foreclosed Home Purchase
Investigate the feasibility of purchasing foreclosed homes and offering them to
residents at prices affordable to low and moderate income households. HUD’s
Neighborhood Stabilization Program makes emergency assistance grants
available to local governments for the acquisition, redevelopment, and renting
or resale of foreclosed properties at-risk of abandonment.
■■ Timing: Complete study by June 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department and Redevelopment Agency
City of La Quinta Housing Element Update Page 9-11
Program 2.10: Second Trust Deed Loan Program
In second trust deed loan programs jurisdictions and agencies assist lower or
moderate income households purchase a home by providing a mortgage
subsidy. The City will explore utilizing a silent second trust deed program to
facilitate homeownership.
■■ Timing: Complete study by June 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department and Redevelopment Agency
Program 2.11: Housing Related Parks Program
The Department of Housing and Community Development is preparing to
establish a grant program to assist in the development of parkland in
lower income areas. The City will track the process of the Housing Related
Parks Program and seek funding should the City qualify under the
finalized program guidelines.
■■ Timing: Periodically review HCD website, program availability to be
determined by HCD
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department and Redevelopment Agency
9.3 Removal of Governmental Constraints to
Housing
GOAL 3.1: Create a regulatory system that does not unduly
constrain the maintenance, improvement, and development of
housing affordable to all La Quinta residents.
Policy 3.1: Remove unnecessary regulatory constraints to enable the
construction or rehabilitation of housing that meets the needs of La Quinta
residents, including lower income and special needs residents.
Policy 3.2: Coordinate the development of affordable housing with the
provision of key utilities to ensure prompt and adequate service.
Policy 3.3: Incentivize the development of affordable housing to facilitate the
development of housing for the City’s lower and moderate income households.
Program 3.1: Assessment District/Water/Sewer Subsidy Program
The City’s Assessment District/Water/Sewer Subsidy Program alleviated some
of the financial hardship on lower and moderate income households by
Goals, Policies, and Programs
Page 9-12 December 2010
providing assistance to cover the cost of assessment districts, plumbing
installation fees, and sewer connection fees.
■■ Objective: Investigate funding resources for reinstating the Assessment
District/Water/Sewer Subsidy Program during the planning period.
■■ Timing: December 2010
■■ Funding Source: Study funded by General Fund
■■ Responsible Agency: Redevelopment Agency
Program 3.2: Priority Water and Sewer Service
In compliance with state law, the Coachella Valley Water District (CVWD) must
create procedures to provide priority water and sewer service to lower income
residential project. The law also prohibits the denial or conditioning the
approval of service without adequate findings, and requires future water
management plans to identify projected water use for lower income residential
development.
■■ Objective: Route the adopted Housing Element to the CVWD and notify
them of changes and future updates to the Housing Element.
■■ Timing: Upon Housing Element adoption
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 3.3: Review Permitting Fees and Processing Times
Study permitting fees and processing times to identify any potential
opportunities to streamline the process and reduce the cost of the entitlement
process for projects with an affordable housing component.
■■ Objective: Identify means of reducing fees and processing times for
projects with an affordable housing component.
■■ Timing: Complete study by June 2011
■■ Funding Source: General plan
■■ Responsible Agency: Planning Department
Program 3.4: Reduced Parking Standards
There are several potential opportunities to reduce parking standards for
special types of development in La Quinta. While the City already has special
parking standards for multifamily senior housing, there is potential to further
reduce those requirements, particularly for lower and moderate income senior
housing.
The compact, mixed-use character of the Village area may also foster
opportunities for parking reductions or joint-use opportunities. Lower and
moderate income households may own fewer vehicles than above moderate
City of La Quinta Housing Element Update Page 9-13
income households, and be more inclined to walk or use public transportation.
Incentives such as reduced parking requirements could be offered for
affordable housing developments.
■■ Objective: Study the potential impacts of adopting reduced parking
requirements or shared parking standards for senior housing and
housing in the Village, particularly for projects serving lower and
moderate income households.
■■ Timing: Coordinate with 2009/2011 General Plan update
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 3.5: Encourage Lot Consolidation
Several small lots in the Village Commercial would have improved development
potential through lot consolidation. The City will study, identify, and adopt
regulatory incentives to encourage and facilitate lot consolidation. Potential
incentives include fee deferral or reductions, City-assisted parcel assemblage
and mergers, parking requirement reduction, and relief from various other
development standards that could potentially increase the cost of the project.
■■ Objective: Identify opportunities and adopt incentives for lot
consolidation in the Village Commercial zone
■■ Timing: July 1, 2012
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
9.4 Preservation and Rehabilitation of
Housing Stock
GOAL 4.1: Conserve and improve the quality of existing La Quinta
neighborhoods and individual properties.
Policy 4.1: Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
Policy 4.2: Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
Policy 4.3: Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and physically
sound.
Policy 4.4: Enhance neighborhoods that presently provide affordable housing
with drainage, lighting and landscape amenities, and parks and recreation areas.
Goals, Policies, and Programs
Page 9-14 December 2010
Program 4.1: Residential Rehabilitation Program
The Residential Rehabilitation Program provides low interest loans up to
$25,000 for property and structural repairs and rehabilitation of single-family
homes and small multifamily projects. The Residential Rehabilitation Program
encompasses a code compliance component to assist lower income
homeowners that have been cited for minor code violations.
■■ Objective: Revise the program to meet current needs, as determined in
the Redevelopment Agency Implementation Plan, to be updated in
2009. Assist 20 lower income households.
■■ Timing: 2006–2014
■■ Funding Source: CDBG and LMIHF
■■ Responsible Agency: Redevelopment Agency
Program 4.2: Housing Condition Monitoring
To better understand the City’s housing needs the quality and condition of the
housing stock must be inventories on a regular basis. The inventory should
focus on older neighborhoods, such as those south of Calle Tampico, west of
Washington Street, and north of Highway 111.
■■ Objective: Maintain an inventory of housing conditions (updated
approximately every five years) to enable the City to properly target
Code Compliance and rehabilitation resources.
■■ Timing: Complete by January 1, 2014
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department and Code Compliance
Program 4.3: County of Riverside Senior Residential Rehabilitation
The Minor Senior Home Repair program allocates grants up to $250 per year for
lower income seniors for minor housing repairs, such as painting doors or trim,
or repairing a window. The Enhanced Senior Home Repair Program provides
major rehabilitation and repair for low income seniors, providing a one-time
grant for repairs to homes owned and occupied by seniors and/or persons with
disabilities. The maximum level of assistance for this program is $3,000 per
year.
■■ Objective: Continue to refer code violators and interested parties to the
County of Riverside Minor and Enhanced Senior Home Repair programs
and other local resources. Assist homeowners in completing
applications as necessary.
■■ Timing: 2006–2014, on a case-by-case basis
■■ Funding Source: General Fund
City of La Quinta Housing Element Update Page 9-15
■■ Responsible Agency: Planning Department and Code Compliance
Division
Program 4.4: County of Riverside Home Repair Grant
The County of Riverside Economic Development Agency Home Repair Program
provides lower income households with up to $6,000 for home repairs such as a
new roof, new air-conditioner, or a handicap ramp. As a jurisdiction in Riverside
County, lower income La Quinta households are eligible for this grant.
■■ Objective: Refer code violators and interested parties to the County of
Riverside for home repair grants.
■■ Timing: 2006–2014, on a case-by-case basis
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department and Code Compliance
Division
Program 4.5: Rehabilitation Resources List
Lower and moderate income homeowners may need assistance in affording
important home repairs and improvements. The City can assist these
households by compiling and sharing a listing of local, state, and federal
programs offering rehabilitation assistance.
■■ Objective: Provide a rehabilitation resources list on the affordable
housing and code compliance pages of the City’s website. Use the list, in
online or printed form, as a reference for code violators.
■■ Timing: Create list by March 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department, Code Compliance Division,
and Redevelopment Agency
9.5 Equal Housing Opportunity
GOAL 5.1: Provide equal housing opportunities for all persons.
Policy 5.1: Provide the regulatory framework to create an environment in
which housing opportunities are equal.
Policy 5.2: Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental of
housing.
Policy 5.3: Encourage support services for the Coachella Valley’s senior and
homeless populations through referrals and collaborative efforts with non-
profits and other jurisdictions.
Goals, Policies, and Programs
Page 9-16 December 2010
Policy 5.4: Assist in the creation of a continuum of care for the homeless
population and those transitioning into permanent housing.
Policy 5.5: Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing and
promoting universal design.
Program 5.1: Zoning Code and Discrimination
The City of La Quinta seeks to provide fair regulations to guide development
within the community. The City must ensure that amendments to the Zoning
Code do not enact regulations causing or contributing to discrimination against
any residential development because of race, sex, religion, national origin,
marital status, or disability of its owners or intended occupants.
■■ Objective: Analyze proposed amendments to the Zoning Code to
prevent discriminatory changes.
■■ Timing: 2006–2014
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 5.2: Shared Housing a Riverside Experience (SHARE)
SHARE is a nonprofit organization whose purpose is to promote home sharing.
Home sharing programs provide referral/matching services to people with
limited incomes seeking housing, and homeowners who wish to share their
home. SHARE targets senior citizens and estimates that 50 percent of these
matches involve economically disadvantaged groups, with 25 percent of these
matches involving very low income households.
■■ Objective: Encourage participation in home sharing, particularly for
lower income seniors, by promoting the SHARE program on the
affordable housing page of the City’s website and at the La Quinta
Senior Center.
■■ Timing: Update website and distribute information to the Senior Center
by March 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department and Senior Center
City of La Quinta Housing Element Update Page 9-17
Program 5.3: Manufactured Housing Assistance Program
Manufactured homes on permanent foundations are a cost effective alternative
to the traditional single-family detached home.
■■ Objective: Continue to maintain the potential for manufactured homes
in residential designations as an affordable housing resource (formerly
Mobile Home Park Assistance Program).
■■ Timing: 2006–2014
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 5.4: Reasonable Accommodation Ordinance
Disabled individuals or those acting on their behalf to may need to request
reasonable accommodation from land use, zoning, or building rules, practices,
and/or procedures of the City in order to obtain adequate housing.
■■ Objective: Adopt a process for reasonable accommodation, including a
provision of assistance in making the request, as well as for appealing a
determination.
■■ Timing: Adopt ordinance by March 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 5.5: Universal Design
Universal design refers to barrier-free and accessible design that may
incorporate personal assistance technology. Universal design creates spaces
that are accessible to persons with disabilities, but also designed for general
use. Broad-application of universal design standards would result in new and
rehabilitated homes that are appropriate for an entire lifecycle, from infant to
elder. By incorporating universal design features the ability of the housing stock
to meet existing and future needs would be greatly improved.
■■ Objective: Review existing development standards and evaluate the
potential for requiring new development and/or rehabilitation to
utilize universal design features.
■■ Timing: Coordinate with 2009/2011 General Plan Update
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Goals, Policies, and Programs
Page 9-18 December 2010
Program 5.6: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley Association of
Governments Homelessness Committee efforts to create a regional homeless
facility that will provide housing as well as supportive services. The Strategic
Plan created by the Homelessness Committee establishes a continuum of care
for the Coachella Valley.
■■ Timing: Council voted to support in 2008; City staff will continue to
collaborate with CVAG throughout the planning period (2006–2014)
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 5.7: Emergency Shelters, Transitional Housing, and Permanent
Supportive Housing
Recent state legislation (Senate Bill 2) has provided direction for local
governments to address the housing needs of the homeless. Emergency
Shelters, Transitional Housing, and Permanent Supportive Housing are all
components of a curriculum of care for the homeless. Although the Riverside
County Homeless Census did not identify any homeless population in La Quinta,
the City seeks to comply with SB 2 by contributing to efforts to meet the needs
of the homeless throughout the region.
Emergency shelters are usually the first step in a homeless continuum of care
program designed to allow homeless people a temporary place of stay. Although
the Municipal Code lists emergency shelters as a permitted use in all
commercial zones, no definition is provided for this use. Furthermore,
transitional shelters are defined as temporary or more emergency-basis uses in
the Municipal Code and are conditionally permitted in the Regional Commercial
(CR) and Major Community Facilities (MC) zones. However, actual transitional
housing typically accommodates homeless people for up to two years as they
stabilize their lives and does not meet emergency needs. Transitional housing
includes training and services that are vital for rehabilitating and enriching the
lives of the formerly homeless. Transitional housing facilities provide families
and individuals with a safe place within which to rebuild their lives and prepare
for independence. Permanent supportive housing is affordable housing with on-
or off-site services that help a person maintain a stable, housed, life. This use is
not currently addressed in the Zoning Code.
■■ Objective: Update the Zoning Code to include legally adequate and
appropriate definitions for emergency shelters, transitional housing,
and permanent supportive housing. Emergency shelters will be
permitted without discretionary approval in the MC zone and
conditionally permitted in the CR zone. Transitional and supportive
housing types will be permitted as any other residential use in
residential zones. Development and operation standards will be
City of La Quinta Housing Element Update Page 9-19
developed in compliance with Senate Bill 2 to ensure proper
construction or building adaptation for emergency shelter use.
■■ Timing: Coordinate with 2009/2011 General Plan Update
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 5.8: Fair Housing Referrals
Fair housing organizations provide dispute resolution and legal assistance to
tenants and landlords in conflict. Such services are particularly important for
lower and moderate income households unable to afford counsel.
■■ Objective: Continue to refer tenants and landlords to the Fair Housing
Council of Riverside County. Provide information on fair housing
resources on the City’s website and at City Hall. Identify and coordinate
with local nonprofits, service organizations and community groups that
can assist in distributing fair housing information.
■■ Timing: Referral service as needed. Information to be placed on website
and local groups identified by December 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 5.9: Directory of Services
While numerous services are available to special needs and lower income
households, it can be difficult to readily have access to these resources. A
directory provides the contact information necessary to seek housing
assistance.
■■ Objective: Develop an online directory of services and information to
provide La Quinta residents with contact information for community
organizations and service providers that address special needs.
■■ Timing: Update website by June 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
9.6 Energy and Water Conservation
GOAL 6.1: Provide a regulatory framework that facilitates and
encourages energy and water conservation through sustainable
site planning, project design, and green technologies and building
materials.
Policy 6.1: Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
Goals, Policies, and Programs
Page 9-20 December 2010
Policy 6.2: Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
Policy 6.3: Encourage and enforce green building regulations or incentives that
do not serve as constraints to the development or rehabilitation of housing.
Policy 6.4: Focus sustainability efforts on measures and techniques that also
assist the occupant in reducing energy costs; therefore reducing housing costs.
Policy 6.5: Use and encourage emerging technologies to reduce high demands
for electricity and natural gas including use of passive solar devices and where
feasible other renewable energy technologies (e.g., biomass, wind, and
geothermal).
Program 6.1: Green and Sustainable La Quinta Program
The City Council has identified the conservation of natural resources as a critical
concern in La Quinta. In July 2007 the City Council directed staff to initiate the
development of the Green and Sustainable La Quinta Program, a comprehensive
program to reduce the environmental impact of existing structures,
rehabilitation efforts, and new construction. Progress to date includes
participating in local energy reduction and water conservation programs. The
formal Green and Sustainable Program may include energy conserving
standards for street widths, streetscapes, and landscaping to reduce heat loss.
Energy consumption in existing homes could be improved by incentivizing
energy-efficient retrofits prior to the resale of homes.
■■ Objective: Adopt new green goals, policies, and programs that
accurately represent the City’s direction in resource conservation and
minimizing greenhouse gas emissions. Adopt design standards for
residential and commercial structures that encourage solar protection
to directly result in energy conservation.
■■ Timing: July 2012; or concurrent with 2009/2011 General Plan Update
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
Program 6.2: Energy Conservation Partners
In working toward a sustainable La Quinta, the City and its residents will need
to collaborate with utilities and service providers. Partnerships with the
Coachella Valley Water District, Imperial Irrigation District, Southern California
Gas, Burrtec Waste and Recycling Services, Sunline Transit District, Coachella
Valley Association of Governments, Southern California Association of
Governments and other entities will be an important component of making La
Quinta a more sustainable city.
City of La Quinta Housing Element Update Page 9-21
■■ Objective: Continue to meet with and seek insight from utilities, service
providers, and other entities involved in energy conservation efforts
appropriate for La Quinta.
■■ Timing: 2006–2014
■■ Funding Source: General Fund
■■ Responsible Agency: City Manager’s Office/ Planning Department
Program 6.3: Cooperative Water Management Program for Cove Homes
The Redevelopment Agency upgrades the plumbing, heating, air conditioning,
and other equipment in their Cove Homes during the rehabilitation process
prior to sale. In 2008 the City Council approved collaborative efforts between
the Agency and Coachella Valley Water District. The Agency is participating in
the Coachella Valley Cooperative Water Management Program to improve water
efficiency in Cove Homes.
■■ Objective: Implement the Cooperative Water Management Program for
the Agency’s Cove Homes and evaluate the feasibility of implementing
changes to existing landscape and irrigation when Cove Homes are sold.
■■ Timing: 2006–2014
■■ Funding Source: LMIHF and/or CVWD program funds
■■ Responsible Agency: Redevelopment Agency
Program 6.4: Landscape Water Management Program
In 2008 the City formed a partnership with the Coachella Valley Water District
to start a citywide Landscape Water Management Program. The program
provides affordable landscape design and consulting services to assist
homeowners in making landscaping improvements to reduce sprinkler runoff
and reduce the amount of water used for landscaping. In accordance with the
program the City amended the Municipal Code to provide more restricted water
efficient landscaping standards. The City adopted a landscape water
management program that will reimburse homeowners up to $1,000 to replace
inefficient landscape design, materials, and irrigation systems.
■■ Objective: Assist 50 households to reduce water waste and water use
for landscaping through the Landscape Water Management Program.
■■ Timing: 2006–2014
■■ Funding Source: General Fund, CVWD program funds, potential AB 811
special assessment district funds
■■ Responsible Agency: City Manager’s Office/ Planning Department
Program 6.5: Imperial Irrigation District Programs
The Imperial Irrigation District (IID) is proactive in energy savings via
conservation programs, product rebates, and general tips. An average home
Goals, Policies, and Programs
Page 9-22 December 2010
owner can save up to 10 percent on energy/energy bills by taking advantage of
IID programs. Home owners can utilize the free “Check Me!” program, which
checks the refrigerant charge and airflow of their air conditioning/heating units.
IID also offers a rebate on the purchase of higher efficiency air conditioning
units, high efficiency refrigerators, programmable thermostats, and ENERGY
STAR equipment. City staff has held several meetings with IID representatives
to discuss opportunities for collaboration to conserve energy in La Quinta,
including water management opportunities for golf courses and golf-oriented
communities.
■■ Objective: Follow up with IID to establish and market a plan to
participate in programs that are most beneficial to La Quinta residents
and homeowners; continue to develop HVAC retrofitting program with
IID.
■■ Timing: Adopt plan by June 2010
■■ Funding Source: General Fund, IID program funds, and potential AB 811
special assessment district funds
■■ Responsible Agency: City Manager’s Office/ Planning Department
Program 6.6: Weatherization Assistance
The Federal Department of Energy’s Weatherization Assistance Program, in
conjunction with state and local programs, provide low or no cost
weatherization and insulation services to reduce the heating and cooling costs
for low income households.
■■ Objective: Encourage low income homeowners or renters to apply for
free energy audits, home weatherization, and utility rebate programs
by advertising available programs on the City’s website and at City Hall.
■■ Timing: Advertise by March 2010
■■ Funding: General Fund
■■ Responsible Agency: Building and Safety Department/ City Manager’s
Office
9.7 2006–2014 Quantified Objectives
Each jurisdiction must establish quantified objectives by income category to
prepare to meet or exceed the RHNA for the 2006–2014 planning period. The
City of La Quinta’s quantified objectives are based on constructed and approved
units, land resources for new housing, second units and employee quarters, and
programs created to address other existing and projected housing needs.
Supportive housing assistance programs and removal of governmental
constraints create the financial and regulatory environment needed to
potentially accommodate new lower and moderate income housing.
City of La Quinta Housing Element Update Page 9-23
Achieving the City of La Quinta’s quantified objectives beyond constructed and
approved units will rely upon Redevelopment Area affordable housing
requirements, Redevelopment Agency funding, leveraging outside funds,
nonprofit and developer interest in vacant and underutilized sites, partnerships
with utilities agencies, and collaboration with affordable housing organizations.
A summary of the City’s quantified objectives by income category is provided in
Table H-47. These quantified objectives reflect the City’s goals for housing
construction and rehabilitation for the 2006–2014 planning period.
TABLE H-47 Quantified Objectives 2006–2014
Type of Housing
Extremely
Low Very Low Low Moderate
Above
Moderate Total
New Construction
New Units 200 400 300 700 6,000 7,600
City Rehabilitation/Improvement Assistance 1,2
4.1 Residential
Rehabilitation
10
10
0
0
20
6.4 Landscape Water
Management
15
15
15
5
50
1 Other programs are proposed to assist the rehabilitation and improvement of housing in La Quinta,
however, at this time many programs do not have quantified objectives. For example, it is currently
unknown how many La Quinta households will utilize County of Riverside rehabilitation grants, how
much money may be available from new state and federal resources, and there are not any unit targets
by income level for housing condition monitoring. Quantified objectives will be created as funds are
secured.
2 No conservation goals are provided because no assisted units are at-risk of conversion within ten years
of the planning period. Please refer to Section 8.0 Preservation of Assisted Resources.
City of La Quinta Housing Element Update Page A-1
APPENDIX A:
PAST ACCOMPLISHMENTS AND
EFFECTIVENESS OF THE 1998–2005
HOUSING ELEMENT
Appendices A
Page A-2 December 2010
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City of La Quinta Housing Element Update Page A-3
APPENDIX A: PAST ACCOMPLISHMENTS AND EFFECTIVENESS OF THE 1998-2005 HOUSING ELEMENT
To develop appropriate programs to address the housing issues identified in
this 2008 Housing Element Update, the City of La Quinta has reviewed the
effectiveness of the housing programs adopted in the 2004 Housing Element,
which addressed the 1998–2005 planning period.
The State of California requires an assessment of the previous housing program
to identify areas of accomplishment as well as areas in which improvement
could occur following the implementation of new or modified programs.
The following section reviews the progress in implementation of the programs,
the effectiveness of the 2004 Element, and the continued appropriateness of the
identified programs. Analysis of the past element is of quantitative nature
where such information is available.
The results of the analysis provided the basis for developing the comprehensive
housing strategy for the planning period in progress. In terms of new affordable
housing construction, the City exceeded its RHNA allocation of 206 units
affordable to Very Low income households by 34 units, and its RHNA allocation
of 200 units affordable to Low income households by 85 units. Furthermore,
housing programs implemented by the Redevelopment Agency have resulted in
significant purchasing assistance to homebuyers and renters, and rehabilitation
assistance to homeowners. In recognizing the accomplishments of its previous
Housing Element, the City will continue to pursue similar activities, particularly
land acquisition and Zoning Code amendments to encourage and facilitate the
production of housing affordable to a range of incomes.
Program Evaluation
Provision of Adequate Housing Sites
Program: Sites for Homeless and Emergency and Transitional Shelters
■■ Intent: Provide adequate sites for emergency and transitional shelters.
■■ Objective: Continue to permit transitional housing in the Regional
Commercial and Major Community Facilities designations and emergency
shelters in all nonresidential zones. These uses will be subject to
discretionary approval.
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
■■ Timeline: Ongoing
■■ Level of Achievement: Ordinances were revised and adopted accordingly.
No emergency shelters or transitional housing facilities were constructed
during the planning period.
Appendices A
Page A-4 December 2010
■ Recommendations/Lessons Learned: Emergency shelters are undefined in
the Zoning Code and transitional housing is defined as an emergency-
oriented use. Modify program to adequately define emergency shelter,
transitional housing, and permanent supportive housing; to permit
transitional housing as any other residential use; conditionally permit
emergency shelters in the zones previously designated for transitional
housing, and continue to participate and support the Strategic Plan created by
CVAG’s Homelessness Committee.
Program: Landbanking
■■ Intent: Acquire sites (or funds) for affordable/senior housing.
■■ Objective: Continue landbanking activities for acquisition of sites for
affordable/ senior housing to be developed by the Agency in conjunction
with nonprofits or private developers. Work with private developers
toward development of affordable housing.
■■ Funding Source: CDBG, LMIHF, and Tax Increment
■■ Responsible Agency: Planning Department/ Redevelopment Agency
■■ Timeline: Completion of special projects by 2005
■■ Level of Achievement:
■■ Constructed Hadley Villas—81 very low income senior apartments
■■ Approved Watercolors—149 moderate income detached units (ages 55
and over)
■■ Acquired Vista Dunes Mobile Home Park—relocated residents and
redeveloped the site for 79 very low income and 1 moderate income
sustainable family units (Vista Dunes Courtyard Homes was completed
during the 2006–2014 planning period)
■■ Acquired Wolff Waters Place site—216 very low income and 2
moderate income units expected to be completed in 2009.
■■ Recommendations/Lessons Learned: The City has been very
successful in landbanking and is pursuing additional acquisition
opportunities. Continue this program.
Program: Zoning Code Revisions
■■ Intent: Maintain consistency with the General Plan.
■■ Objective: Review and update periodically to ensure consistency with Land
Use Plan. Amend as necessary to provide for flexibility in site planning.
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
■■ Timeline: Ongoing
■■ Level of Achievement: Various amendments to the Zoning Code were
adopted based on programs in the Housing Element, such as permitting
multiple second units in lower density zones.
■ Recommendations/Lessons Learned: Modify to create a program relating
to the timing of the 2009/2011 General Plan update.
City of La Quinta Housing Element Update Page A-5
Program: Mobile Home Parks and Subdivisions
■■ Intent: Protect Mobile home resources and potential for mobile home
products
■■ Objective: Continue to provide for development of mobile home parks in all
residential zones subject to a CUP (except in RH) and manufactured homes
on permanent foundations or subdivisions as a permitted use in all zones,
subject to a MUP. Maintain or rehabilitate stock of existing mobile homes.
Identify potential candidate sites for a manufactured home subdivision.
■■ Funding Source: General Fund and LMIHF
■■ Responsible Agency: Planning Department
■■ Timeline: Ongoing; site identification by 2005
■■ Level of Achievement: No sites or parks identified or rehabilitated;
however, one deteriorating mobile home park was purchased for
redevelopment and the residents were relocated using LMIHF.
■ Recommendations/Lessons Learned: Modify this program to remove the
identification of potential sites for manufactured home subdivision as it
suggests a specific product type without consultation of the property owner;
and include the purchasing of dilapidated mobile home parks for affordable
housing development.
Program: Inclusionary Affordable Housing Program
■■ Intent: Provide affordable units per state redevelopment law. Implement
inclusionary requirements per the Nonresidential Overlay in the RC zone.
■■ Objective: Comply with state law with regards to inclusionary housing in
Redevelopment Agency Project Areas. To meet Agency objectives, target
provision of a total of 571 affordable units during the 1998–2005 planning
period.
■■ Funding Source: LMIHF
■■ Responsible Agency: Redevelopment Agency
■■ Timeframe: Target completion of 571 affordable units by end of 2005
Level of Achievement: The agency assisted in the construction and
subsidizing of over 400 affordable housing units, and assisted in the
rehabilitation of dozens of homes for lower and moderate income
households.
■ Recommendations/Lessons Learned: This program was very effective.
The funding provided by the Agency will need to be increased as housing
costs rise out of proportion to incomes. The objective of this program does
not directly relate to the total intent of the program. Replace this program
with another that better addresses redevelopment requirements and a
separate program that better addresses affordable housing adjacent to the
Nonresidential Overlay.
Appendices A
Page A-6 December 2010
Program: Density Bonus Program
■■ Intent: Encourage development of housing for low-income and large family
households through provision of density bonus.
■■ Objective: Continue to promote the use of density bonus provisions to
provide affordable housing resources. Revise the wording of the adopted
City provisions to remove reference to state provisions to allow for
flexibility of application to projects that propose affordable housing in
conjunction with density increase which is less than 25 percent.
■■ Funding Source: General Fund, LMIHF, and other resources for incentives
■■ Responsible Agency: Planning Department/Redevelopment Agency
■■ Timeframe: Ongoing; revise wording by 2003
■■ Level of Achievement: City has implemented density bonus updates as
required by law.
■ Recommendations/Lessons Learned: Modify program to indicate that the
City will continue to implement updates to density bonus law, such as new
revisions under Assembly Bill 2280, which offers incentives for certain
affordable projects not seeking a density bonus.
Program: Building Horizons and Nonprofit Builders
■■ Intent: Continue programs assisting low and moderate income households
to become homeowners
■■ Objective: Provide resources to assist with 15 to 16 single-family units in
concert with Building Horizons/Boys and Girls Club. Seek alliances with
Habitat for Humanity or Coachella Valley Housing Coalition for 7 infill
opportunities in the Cove for households with 50–120 percent of median
income.
■■ Funding Source: LMIHF, CDBG for acquisition of property to be
rehabilitated and sold, and HOME funds
■■ Responsible Agency: Redevelopment Agency
■■ Level of Achievement: Building Horizons rehabilitated 19 affordable units.
■ Recommendations/Lessons Learned: The Building Horizons program has
fulfilled its commitments each year. Revisit funding opportunities for this
program during the update of the Redevelopment Agency’s Implementation
Plan.
Program: Partnerships with Private Developers
■■ Intent: Continue to work with private developers on urban infill projects.
■■ Objective: Provide very low, low, and moderate income opportunities
through write-down of land costs, off-site improvements or development
fees, down payment assistance for homebuyers, site analysis and site
acquisition for a target of 86 single-family units in Miraflores over the
planning period. Through the Agency’s Silent Second Trust Deed Program,
assist 229 households to become homeowners, including 149 Santa Rosa
senior households. Enable the construction of 40 moderate income units in
City of La Quinta Housing Element Update Page A-7
the Centerpointe project, to be assisted by the sale of Agency-owned land
and the Second Trust Deed program.
■■ Funding Source: LMIHF, CHFA, CDBG, and HOME funds
■■ Responsible Agency: Planning Department/Redevelopment Agency
■■ Timeframe: Miraflores Construction complete by 2004; target assistance to
32 homebuyers through Silent Second Trust Deed Program per year; assist
149 households (ages 55 and over) in the Watercolors project; and assist
buyers in the Centerpointe project to buy homes through the Silent Second
Trust Deed program
■■ Level of Achievement: Miraflores was completed and 44 for-sale units
were provided to moderate income households, 83 rental units to low
income, and 35 rental units to very low income households. The
Watercolors project was approved during the 1998–2005 planning period
and provided 149 moderate income homes during the 2006–2014 planning
period.
■ Recommendations/Lessons Learned: Affordability was provided for the
for-sale units at Miraflores through buying down HOA dues, not through a
true second silent. Nine of 44 homeowners paid off their loans to the Agency
early and have since sold the units at market rates. Second silent programs
will not be continued. The City will pursue other affordable housing
opportunities with LMIHF.
Program: HOME Program
■■ Intent: New construction for affordable single-family and County First-
Time Homebuyer Down Payment Assistance Program
■■ Objective: Strive for down payment assistance for an average of 5
households per year, as funding is available for a total of 35 households.
■■ Funding Source: HUD
■■ Responsible Agency: Riverside County First Time Home-Buyers Program
■■ Timeframe: 5 per year 1998–2005
■■ Level of Achievement: The City has not used HOME funds directly.
■ Recommendations/Lessons Learned: Mention their availability and
consider HOME funds as a potential resource for future programs.
Program: Shared Equity Programs
■■ Intent: Increase homeownership opportunities for low and moderate
income households.
■■ Objective: Consider entering into agreements with local groups to offer
shared equity programs as an option for low and moderate income
households.
■■ Funding Source: Private lenders; nonprofits
■■ Responsible Agency: Planning Department/Redevelopment Agency
■■ Timeframe: Determine applicability and potential in City by 2004.
■■ Level of Achievement: Local organizations have shared equity programs
Appendices A
Page A-8 December 2010
■ Recommendations/Lessons Learned: Continue to work with groups that
provide shared equity programs to La Quinta residents.
Program: Mortgage Credit Certificate
■■ Intent: Continue to assist first-time homebuyers through county program.
■■ Objective: Assist at least eight first-time homebuyers, three of which are
lower income households, by providing tax credits if funding is available.
■■ Funding Source: MRB allocation
■■ Responsible Agency: Riverside County EDA
■■ Timeframe: 1998–2005
■■ Level of Achievement: The number of La Quinta residents participating in
this program is unknown.
■ Recommendations/Lessons Learned: Continue to promote this program as
needed.
Assist in the Development of Affordable Ownership Housing
Program: Redevelopment Agency Homeownership Programs
■■ Intent: Continue programs assisting low and moderate income households
to become homeowners.
■■ Objective: Provide resources to assist with 15 to 16 single-family units in
concert with Building Horizons/Boys and Girls Club. Seek alliances with
Habitat for Humanity or CVHC for 7 infill opportunities in the Cove for
households with 50–120 percent of median income.
■■ Funding Source: LMIHF, CDBG for acquisition of property to be
rehabilitated and sold, and HOME funds
■■ Responsible Agency: Redevelopment Agency
■■ Timeframe: 1998–2005
■■ Level of Achievement: Nineteen homes were either rehabilitated or
constructed during the 1998–2005 planning period.
■ Recommendations/Lessons Learned: This program has met its
commitments each year. Explore funding opportunities for this program
during the update of the Redevelopment Agency’s Implementation Plan.
Program: Second Unit Ordinance
■■ Intent: Maintain increased affordable housing opportunities to senior and
low income households.
■■ Objective: Maintain the ordinance that permits second units on residential
lots as zoned, processing such requests as a MUP. Consider reduction of
parking and/or garage requirements as an incentive.
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
■■ Timeframe: 1998–2005
City of La Quinta Housing Element Update Page A-9
■■ Level of Achievement: The Zoning Code was updated to permit second
units by right in the following zones: RVL, RL, RC, RM, RMH, and RH.
Multiple second units are conditionally permitted in the RVL and RL zones.
The majority of single-family homes constructed during the planning period
had a guest house (an attached or detached unit with sleeping and
plumbing facilities, but without complete kitchen facilities).
■ Recommendations/Lessons Learned: This program is no longer necessary.
Replace this program with one to create and distribute a second unit and
guest house brochure to educate the public and development community
about these units.
Assist in the Development of Affordable Rental Housing
Program: Redevelopment Agency and Private Developers/Nonprofit
Organizations
■■ Intent: Continue and pursue programs assisting low and moderate income
renters
■■ Objective: Provide very low, low, and moderate income households
opportunities through write-down of land costs, off-site improvements or
developer fees, site acquisition, or other incentives for a target of 375
multifamily and senior affordable rental units over the planning period,
including site-built or modular homes on the redeveloped site of the Vista
Dunes Mobile Home Park.
■■ Funding Source: LMIHF, CHFA, CDBG, and HOME funds
■■ Responsible Agency: Planning Department/Redevelopment Agency
■■ Timeframe: Ongoing, completion of units by 2005
■■ Level of Achievement: 294 lower and moderate income rental units were
constructed during the planning period. During this time the City acquired
Vista Dunes Mobile Home Park, relocated residents and began site
improvements for 79 very low income and 1 moderate income sustainable
rental units (Vista Dunes Courtyard Homes).
■ Recommendations/Lessons Learned: The City has been very successful in
collaborating with private developers and nonprofit organizations to develop
affordable rental housing. Combine this program with similar programs to
reduce repetition.
Program: Housing Choice Vouchers (formerly Section 8)
■■ Intent: Provide housing subsidies for low-income households.
■■ Objective: Maintain 122 units for Housing Choice rental assistance. Provide
referrals to apartment complex owners for information on the Housing
Choice programs. Strive for two additional vouchers per year.
■■ Funding Source: HUD
■■ Responsible Agency: Riverside County Housing Authority
■■ Timeframe: Ongoing
■■ Level of Achievement: Unknown
Appendices A
Page A-10 December 2010
■ Recommendations/Lessons Learned: The program is administered by the
Riverside County Housing Authority and program participates have the
choice of where to locate and cannot be kept in La Quinta. Modify program
to focus on referrals and no longer include additional voucher objective as it
is not within the City’s purview.
Program: Mortgage Revenue Bond Financing
■■ Intent: Increase supply of rental ownership units affordable to low and
moderate income households.
■■ Objective: Promote the use of multifamily MRB financing. Prioritize
funding for projects providing 3 or more bedroom units.
■■ Funding Source: Bond Financing
■■ Responsible Agency: Planning Department/Redevelopment Agency
■■ Timeframe: As applicable
■■ Level of Achievement: Number of La Quinta households benefiting
from this program is unknown.
■ Recommendations/Lessons Learned: Continue to support this program as
needed.
Program: HOME Program
■■ Intent: Construction or site acquisition for multifamily projects.
■■ Objective: Study the potential for application for new construction of one
multifamily project, based on funding availability.
■■ Funding Source: HUD
■■ Responsible Agency: Redevelopment Agency through Riverside County
■■ Timeframe: 1998–2005
■■ Level of Achievement: The City did not apply for HOME funds because it
had other resources.
■ Recommendations/Lessons Learned: Consider HOME funds as a potential
resource for future programs.
Program: Reasonable Accommodation Ordinance
■■ Intent: Remove possible barriers for disabled residents.
■■ Objective: Adopt a Reasonable Accommodation Ordinance.
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department, Building and Safety
Department, Public Works Department
■■ Timeframe: Adopt ordinance by June 2005
■■ Level of Achievement: The City has not adopted a reasonable
accommodation ordinance; the City has an unofficial policy to provide
reasonable accommodation as needed.
■ Recommendations/Lessons Learned: Continue the program to codify the
City’s ability to accommodate housing for disabled persons.
City of La Quinta Housing Element Update Page A-11
Program: Modify Development Fees
■■ Intent: Provide incentives to developers of affordable/senior housing
■■ Objective: Continue to offer fee payments, reductions, or fee waiver
provisions for the production of low-income and senior citizen housing,
based on analysis of characteristics associated with individual projects,
such as location, underlying land use designation, density, number of
affordable units to be provided, type of project (single-family or
multifamily),tenure, timeline for completion, and other types of Agency
assistance. Develop a checklist to review project features.
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department, Building and Safety
Department, Public Works Department
■■ Timeframe: Ongoing, develop checklist by end of 2004
■■ Level of Achievement: The City provides fee waivers for affordable
housing (including senior housing projects) as required under density
bonus law. A checklist differing from the project requirements under
density bonus law was not created.
■ Recommendations/Lessons Learned: The provisions of density bonus law
provide the development community with incentives such as fee waivers and
with project requirements that relieve the City of needing to establish a
special checklist. Do not continue this program.
Program: Modify Development and Site Improvement Standards
■■ Intent: Reduce constraints on the provision of affordable housing.
■■ Objective: Continue to implement the revised Zoning Code and modify if
necessary if a standard or requirement serves as a constraint to affordable
housing. Review requests for reduction in parking spaces, shared parking,
and in-lieu parking fees on a case by case basis for mixed-use projects in the
RC zone and Village environs, as well as reduced parking and garage
requirements for second units for seniors and persons with disabilities.
Review Zoning and Building Codes for any requirements or standards that
might reduce the potential to accommodate requests for housing suitable
for persons with disabilities.
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
■■ Timeframe: Ongoing; review Code for constraints to housing for persons
with disabilities and modify as necessary by January 2005.
■■ Level of Achievement: The City has not adopted a reasonable
accommodation ordinance; the City has an unofficial policy to provide
reasonable accommodation as needed.
■ Recommendations/Lessons Learned: Combine this program with the
reasonable accommodation program.
Appendices A
Page A-12 December 2010
Program: Nongovernmental Constraints
■■ Intent: Promote homeownership opportunities and development of
affordable housing.
■■ Objective: Research alternative methods of financing. Utilize available
sources for write-down of infrastructure or land costs.
■■ Funding Source: CDBG and LMIHF
■■ Responsible Agency: Redevelopment Agency
■■ Timeframe: Ongoing
■■ Level of Achievement: Redevelopment Agency acquired several sites
during the planning period.
■ Recommendations/Lessons Learned: Continue to utilize Redevelopment
Agency resources for affordable housing site acquisition.
Conserve and Improve Existing Affordable Housing
Program: Residential Rehabilitation Assistance Program
■■ Intent: Preserve existing housing stock through low interest loans.
■■ Objective: Assist four homeowners per year for a target of 28 to 30 loans.
■■ Funding Source: LMIHF
■■ Responsible Agency: Redevelopment Agency; Building and Safety
Department; Planning Department
■■ Timeframe: Four loans per year.
■■ Level of Achievement: Nine owners have repaid the Agency.
■ Recommendation/Lessons Learned: This program is no longer active and
will not continue into the 2006–2014 planning period. There was increasing
difficulty in obtaining contractors willing to do the work, which was in their
opinion too minimal. The homeowners did not want to put in the time to
obtain the necessary bids from the contractors. There are currently four
active participants in this program.
Program: La Quinta Rental Housing Program
■■ Intent: Rehabilitate existing units acquired from Coachella Valley Land.
■■ Objective: Target two units per year to be rehabilitated and sold to eligible
households.
■■ Funding Source: LMIHF
■■ Responsible Agency: Redevelopment Agency
■■ Timeframe: Rehabilitate two units per year
■■ Level of Achievement: 13 units were sold to very low income households
and more were rehabilitated and rented
■ Recommendations/Lessons Learned: Consider reinstating this program
through the Redevelopment Agency’s Implementation Plan
City of La Quinta Housing Element Update Page A-13
Program: Dilapidated Unit Refurbishment Program
■■ Intent: Preserve housing stock.
■■ Objective: The Agency will replace housing units demolished in
redevelopment Project Areas, under the Dilapidated Unit Refurbishment
Program, target 4 households and replace of 93 motor coaches with 82 new
modular or site-built homes for rental.
■■ Funding Source: Tax-increment financing and General Fund
■■ Responsible Agency: Redevelopment Agency; Planning Department
■■ Timeframe: Ongoing
■■ Level of Achievement: City acquired a mobile home park, relocated the
residents, and assisted in the development of 80 new units affordable to
very low income households on the site.
■ Recommendations/Lessons Learned: Modify this program to continue to
maintain the potential for manufactured homes in residential designations as
an affordable housing resource.
Program: Senior Home Repair Grants
■■ Intent: Provide assistance for minor and deferred repairs for senior
homeowners.
■■ Objective: Refer eligible seniors to the County Minor and Enhanced Senior
Home Repair Programs. Target one Enhanced Senior Home Repair and two
Minor Home Repair applications per year.
■■ Funding Source: LMIHF or CDBG
■■ Responsible Agency: Redevelopment Agency or Riverside County Housing
Authority
■■ Timeframe: Ongoing; three units per year
■■ Level of Achievement: The number of participating La Quinta households
is unknown.
■ Recommendations/Lessons Learned: Continue to promote this program.
Program: Mobile Home Park Assistance
■■ Intent: Preserve low-cost housing options for City residents.
■■ Objective: Provide technical assistance to mobile home park residents in
pursuing MPAP funds. Provide Agency funds for acquisition/rehabilitation
of existing mobile home parks and replacement of deteriorated coaches
with 82 manufactured homes or site-built units.
■■ Funding Source: HCD
■■ Responsible Agency: HCD and/or Redevelopment Agency
■■ Timeframe: Assistance with MPAP funds as needed. Replace units at Vista
Dunes Mobile Home Park during the planning period.
■■ Level of Achievement: The City acquired a mobile home park, relocated
the residents, and assisted in the development of new units affordable to
very low income households on the site.
Appendices A
Page A-14 December 2010
■ Recommendations/Lessons Learned: The City will continue to provide
guidance in the event of a park closure.
Program: Low Income Home Energy Act Program –Weatherization
■■ Intent: Utilities assistance and reduction of utilities cost through
weatherization of homes.
■■ Objective: Support the County of Riverside Department of Community
Action in providing utilities assistance and weatherization to 14 very low
income households.
■■ Funding Source: CDBG
■■ Responsible Agency: Riverside County Department of Community Action
■■ Timeframe: Ongoing
■■ Level of Achievement: No support was provided.
■ Recommendations/Lessons Learned: Replace this program with new
energy efficiency programs as described in Section 7.3.
Equal Housing Opportunity
Program: Equal Housing Opportunity
■■ Intent: Compliance with Federal Fair Housing Act.
■■ Objective: Support the programs and activities of the Fair Housing Council
of Riverside County. The City will direct residents with discrimination
complaints to the State Department of Fair Employment and Housing
■■ Funding Source: CDBG
■■ Responsible Agency: Fair Housing Council
■■ Timeframe: Ongoing
■■ Level of Achievement: Provided referrals to the Fair Housing Council as
needed.
■ Recommendations/Lessons Learned: Continue to provide referrals and
create program to disseminate fair housing educational materials at City Hall
and on the City’s website.
Program: Housing Referral Directory
■■ Intent: Dispense information on local, state, and federal housing programs.
■■ Objective: Refer interested persons to update the directory of services and
resources for low and moderate income households and special needs
groups (provided as an Appendix to the Housing Element). Provide
information and referrals to persons on an as needed basis.
■■ Funding Source: Department Budget
■■ Responsible Agency: Planning Department; Redevelopment Agency
■■ Timeframe: Upon adoption of Housing Element and ongoing
■■ Level of Achievement: The City provides a housing information referral
list of existing affordable housing projects along with contact information
on the City’s website and at City Hall. The list identifies the names and
City of La Quinta Housing Element Update Page A-15
locations of the projects as well as the types and amount of affordable
housing provided.
■ Recommendations/Lessons Learned: Modify this program to relate to the
City’s website and continue to maintain and distribute affordable housing
information.
Energy Conservation Opportunities
Program: Public Education
■■ Intent: Promote residential energy conservation.
■■ Objective: The City will support public education programs and encourage
water conservation.
■■ Funding Source: General Fund/other public or private sources
■■ Responsible Agency: City of La Quinta; outside interest groups
■■ Timeframe: Ongoing
■■ Level of Achievement: A staff report on sustainable building was reviewed
by the City Council. The City is in the process of developing a green
ordinance.
■ Recommendations/Lessons Learned: Modify this program to relate to the
green ordinance and provide specific details as to how to disseminate
educational materials.
Program: Title 24 Administrative Code
■■ Intent: Require compliance in new construction and rehabilitation.
■■ Objective: The City will continue to enforce building code regulations (Title
24).
■■ Funding Source: General Fund
■■ Responsible Agency: Public Works Department, Building and Safety
Department
■■ Timeframe: Ongoing
■■ Level of Achievement: The City reviews all construction projects for
compliance with the adopted building codes. Vista Dunes Courtyard Homes,
acquired during the 1998–2005 planning period, is the first affordable
multifamily housing project of its size in the country to achieve LEED
Platinum certification. Another affordable project, Wolff Waters Place, is
expected to achieve LEED Silver certification in the 2006–2014 planning
period.
■ Recommendations/Lessons Learned: Modify this program to relate to the
green ordinance and energy efficient construction beyond Title 24.
Program: Environmental Review
■■ Intent: Require energy conservation measures in new construction.
■■ Objective: Environmental Impact Reports for development and
subdivisions shall be required to analyze energy impacts and solar uses.
Appendices A
Page A-16 December 2010
■■ Funding Source: General Fund
■■ Responsible Agency: Planning Department
■■ Timeframe: Ongoing
■■ Level of Achievement: The City has not required energy conservation
measures above those in Title 24; however, the City is in the process of
developing a green ordinance.
■ Recommendations/Lessons Learned: Modify this program to relate to the
green ordinance and other topics discussed in Section 7.3.
Housing Element Monitoring and Reporting
Program: Annual Reporting
■■ Intent: Ensure that the Housing Element retains its viability and usefulness
thorough annual review and monitoring.
■■ Objective: Develop monitoring program and report annually to the City
Council on implementation progress. Forward the monitoring report to
HCD.
■■ Funding Source: None necessary
■■ Responsible Agency: Planning Department
■■ Timeframe: Ongoing
■■ Level of Achievement: Have not developed a formal monitoring program,
but are providing HCD with annual reports as required by law.
Recommendations/Lessons Learned: Continue this program.
City of La Quinta Housing Element Update Page B-1
Appendix B
PUBLIC PARTICIPATION MATERIALS
Appendices B
Page B-2 December 2010
This page intentionally left blank.
City of La Quinta Housing Element Update Page B-3
APPENDIX B: PUBLIC PARTICIPATION MATERIALS
In addition to the stakeholder interviews, the following materials were
distributed and/or presented during the housing element update process.
■■ Community Housing Forum Advertisements
■■ Housing Questionnaire
■■ Community Housing Forum PowerPoint
■■ Community Housing Forum News Article
Appendices B
Page B-4 December 2010
City of La Quinta Housing Element Update Page B-5
Appendices B
Page B-6 December 2010
City of La Quinta Housing Element Update Page B-7
The questionnaire was also
provided in an interactive
poker chip format at the
Community Housing Forum.
Appendices B
Page B-8 December 2010
City of La Quinta Housing Element Update Page B-9
Appendices B
Page B-10 December 2010
City of La Quinta Housing Element Update Page B-11
Appendices B
Page B-12 December 2010
City of La Quinta Housing Element Update Page B-13
Appendices B
Page B-14 December 2010
This page intentionally left blank.
City of La Quinta Housing Element Update Page C-1
Appendix C
VACANT AND UNDERUTILIZED LAND
INVENTORIES
Appendices C
Page C-2 December 2010
This page intentionally left blank.
City of La Quinta Housing Element Update Page C-3
TABLE C-1 Draft Vacant Land Inventory
Map
Key Owner APN Acres
Current
GP/Zoning
Proposed
GP/Zoning
Projected
Density
Projected
Yield
RL Sites 14.1 39
1a A 766-090-004 2.1 LDR/RL LDR/RL 3 6
1b B 766-090-003 2.3 LDR/RL LDR/RL 3 6
1c C 766-090-001 2.3 LDR/RL LDR/RL 3 6
1d D 766-090-006 2.4 LDR/RL LDR/RL 3 7
1e E 766-090-007 2.5 LDR/RL LDR/RL 3 7
1f F 766-090-008 2.5 LDR/RL LDR/RL 3 7
Site 1 - Total 14.1 39
RM Sites 21.4 128
2 G 766-070-004 21.4 LDR/RL MDR/RM 6 128
RMH Sites 14.0 280
15 1 AH 646-070-013 14.0 MHDR/RMH MHDR/RMH 20 280
CP/CR/CN/CC Sites 89.8 949
32 H 777-030-017 11.7 NC/CN NC/CN 20 117
42 I 643-200-007 3.0 CC/CC CC/CC 20 30
5 2 J 600-390-024 15.7 RC&CP/CR&CP RC&CP/CR&CP 20 157
6 2 K 643-080-049 11.0 RC/CR RC/CR 20 110
7a L 602-180-001 0.8 CC/CC CC/CC 14 11
7b L 602-180-002 0.7 CC/CC CC/CC 14 10
7c L 602-180-003 0.4 CC/CC CC/CC 14 6
7d L 602-180-004 7.8 CC/CC CC/CC 14 109
7e L 602-180-005 0.9 CC/CC CC/CC 14 13
7f L 602-180-007 0.9 CC/CC CC/CC 14 13
7g L 602-180-006 1.0 CC/CC CC/CC 14 14
Site 7 - Total 12.5 175
16a2 AI 643-020-032 11.0 RC/CR RC/CR 20 110
16b2 AI 643-020-025 4.7 RC/CR RC/CR 20 47
Site 16 - Total 2 15.7 157
17 2 AJ 600-340-048 20.2 RC/CR RC/CR 20 202
Appendices C
Page C-4 December 2010
TABLE C-1 Draft Vacant Land Inventory
Map
Key Owner APN Acres
Current
GP/Zoning
Proposed
GP/Zoning
Projected
Density
Projected
Yield
VC Sites 7.4 104
8a M 773-101-013 0.7 VC/VC VC/VC 14 10
8b N 773-094-013 0.6 VC/VC VC/VC 14 8
8c N 773-094-004 0.1 VC/VC VC/VC 14 1
8d N 773-094-003 0.1 VC/VC VC/VC 14 1
8e N 773-094-002 0.1 VC/VC VC/VC 14 1
8f N 773-094-001 0.1 VC/VC VC/VC 14 1
Site 8 Subtotal 1.6 24
9a O 773-072-019 0.3 VC/VC VC/VC 14 5
9b P 773-072-005 0.1 VC/VC VC/VC 14 1
9c P 773-072-027 0.1 VC/VC VC/VC 14 1
9d P 773-072-026 0.1 VC/VC VC/VC 14 1
9e P 773-072-025 0.1 VC/VC VC/VC 14 2
9f P 773-072-024 0.1 VC/VC VC/VC 14 2
9g P 773-072-023 0.1 VC/VC VC/VC 14 1
9h P 773-072-022 0.1 VC/VC VC/VC 14 1
9i P 773-072-021 0.1 VC/VC VC/VC 14 1
9j Q 773-073-004 0.1 VC/VC VC/VC 14 2
9k R 773-073-005 0.1 VC/VC VC/VC 14 2
9l S 773-075-008 0.1 VC/VC VC/VC 14 2
9m S 773-075-009 0.1 VC/VC VC/VC 14 2
9n T 773-077-014 0.8 VC/VC VC/VC 14 11
9o M 773-077-013 0.4 VC/VC VC/VC 14 5
Site 9 Subtotal 2.7 38
10a U 773-078-005 0.1 VC/VC VC/VC 14 2
10b V 773-078-006 0.1 VC/VC VC/VC 14 2
10c V 773-078-007 0.1 VC/VC VC/VC 14 2
10d W 773-078-016 0.1 VC/VC VC/VC 14 2
10e W 773-078-017 0.1 VC/VC VC/VC 14 2
Site 10 Subtotal 0.6 8
City of La Quinta Housing Element Update Page C-5
TABLE C-1 Draft Vacant Land Inventory
Map
Key Owner APN Acres
Current
GP/Zoning
Proposed
GP/Zoning
Projected
Density
Projected
Yield
11 a X 770-122-015 0.1 VC/VC VC/VC 14 1
11 b Y 770-122-014 0.1 VC/VC VC/VC 14 1
11 c Y 770-122-013 0.1 VC/VC VC/VC 14 1
11 d Z 770-122-012 0.1 VC/VC VC/VC 14 1
11 e Z 770-122-011 0.1 VC/VC VC/VC 14 1
11 f Z 770-122-010 0.1 VC/VC VC/VC 14 1
11 g AA 770-122-009 0.1 VC/VC VC/VC 14 2
Site 11 Subtotal 0.5 7
12a AB 770-152-005 0.1 VC/VC VC/VC 14 2
12b AB 770-152-006 0.1 VC/VC VC/VC 14 2
12c AC 770-152-007 0.1 VC/VC VC/VC 14 2
Site 12 Subtotal 0.34 5
13 AD 770-155-001 0.40 VC/VC VC/VC 14 6
14a AE 770-156-007 0.23 VC/VC VC/VC 14 3
14b AF 770-156-006 0.28 VC/VC VC/VC 14 4
14c AG 770-156-010 0.39 VC/VC VC/VC 14 5
14d AG 770-181-009 0.36 VC/VC VC/VC 14 5
Site 14 Subtotal 1.26 VC/VC VC/VC 18
TOTAL RL 14.1 39
TOTAL RM 21.4 128
TOTAL RMH 14.0 280
TOTAL
CP/CR/CN/CC 89.8 949
TOTAL VC 7.4 104
TOTAL 146.7 1,500
Note: Figures subject to rounding.
1 Applies an Affordable Housing Overlay.
2 Projected yield assumes only 50 percent of the site is used for residential development, but does include the application of an Affordable Housing
Overlay.
Appendices C
Page C-6 December 2010
TABLE C-2 Draft Underutilized Land Inventory
Map Key Owner APN Acres
Current
GP/Zoning
Proposed
GP/Zoning
Projected
Density
Projected
Yield
RM Sites 131.6 1,028
U-12 AI 609-051-002 4.9 LDR/RL MDR/RM 20 98
U-22 AJ 609-052-002 4.8 LDR/RL MDR/RM 20 96
U-32 AK 770-040-012 7.5 MDR/RM MDR/RM 20 150
U-4 AL 777-030-007 6.1 VLDR/RL MDR/RM 6 36
U-5a AM 764-240-002 9.7 MDR/RM MDR/RM 6 58
U-5b AM 764-240-003 19.4 MDR/RM MDR/RM 6 116
U-5c AM 764-240-004 38.4 MDR/RM MDR/RM 6 230
U-5d AM 764-240-005 40.8 MDR/RM MDR/RM 6 244
Site U-5 Total 108.4 648
RMH Sites 53.7 786
U-6 -- Several 14.8 MHDR/RMH MHDR/RMH 10 142
U-7 AN 776-220-012 19.3 MHDR/RMH MHDR/RMH 12 250
U-8a 2 RDA 600-030-001 0.6 MDR/RM MHDR /RMH 20 12
U-8b 2 AO 600-030-002 0.2 MDR/RM MHDR /RMH 20 4
U-8c 2 RDA 600-030-003 0.2 MDR/RM MHDR /RMH 20 4
U-8d 2 RDA 600-030-004 1.6 MDR/RM MHDR /RMH 20 32
U-8e 2 AP 600-030-005 0.9 MDR/RM MHDR /RMH 20 18
U-8f 2 AQ 600-030-006 1.0 MDR/RM MHDR /RMH 20 20
U-8g 2 RDA 600-030-009 0.2 MDR/RM MHDR /RMH 20 4
U-8h 2 RDA 600-030-008 2.3 MDR/RM MHDR /RMH 20 46
U-8i 2 AR 600-030-019 1.9 MDR/RM MHDR /RMH 20 38
U-8j 2 AS 600-030-012 0.5 MDR/RM MHDR /RMH 20 10
U-8k 2 AT 600-030-010 10.3 MDR/RM MHDR /RMH 20 206
Site U-8 – Total 2 19.7 394
City of La Quinta Housing Element Update Page C-7
TABLE C-2 Draft Underutilized Land Inventory
Map Key Owner APN Acres
Current
GP/Zoning
Proposed
GP/Zoning
Projected
Density
Projected
Yield
CN/VC Sites 21.6 298
U-92 AU 777-010-001 8.5 NC/CN NC/CN 20 85
U-101,2 AV 773-370-027 5.1 VC/VC VC/VC 20 102
U-11a1 AW 770-020-028 0.6 VC/VC VC/VC 14 8
U-11b1 AX 770-020-003 0.2 VC/VC VC/VC 14 3
U-11c1 AY 770-020-005 0.3 VC/VC VC/VC 14 4
U-11d1 AZ 770-020-006 0.4 VC/VC VC/VC 14 6
Site U-11 – Total1 1.5 21
U-12a1 BA 770-123-002 0.2 VC/VC VC/VC 14 3
U-12b1 BA 770-123-003 0.24 VC/VC VC/VC 14 3
U-12c1 BA 770-123-004 0.22 VC/VC VC/VC 14 3
U-12d1 BB 770-123-010 0.28 VC/VC VC/VC 14 4
U-12e1 BC 770-123-006 0.52 VC/VC VC/VC 14 7
U-12f1 BD 770-124-003 0.27 VC/VC VC/VC 14 4
U-12g1 BD 770-124-002 0.28 VC/VC VC/VC 14 4
U-12h1 BE 770-124-006 0.89 VC/VC VC/VC 14 12
U-12i1 BF 770-124-007 0.28 VC/VC VC/VC 14 4
U-12j1 V 770-125-005 0.28 VC/VC VC/VC 14 4
U-12k1 M 770-125-004 0.34 VC/VC VC/VC 14 5
U-12l1 BF 770-125-003 0.37 VC/VC VC/VC 14 5
U-12m1 BG 770-125-002 0.38 VC/VC VC/VC 14 5
U-12n1 AB 770-125-001 0.41 VC/VC VC/VC 14 6
Site U-12 - Total1 4.96 69
U-13a1 M 770-152-015 0.35 VC/VC VC/VC 14 5
U-13b1 BH 770-152-016 0.39 VC/VC VC/VC 14 5
Site U-13 - Total1 0.74 10
U-14a1 BI 770-153-002 0.27 VC/VC VC/VC 14 4
U-14b1 BJ 770-153-005 0.49 VC/VC VC/VC 14 7
Site U-14 - Total1 0.76 11
TOTAL RM 131.6 1,028
TOTAL RMH 53.7 786
TOTAL CN/VC 1 21.6 298
TOTAL 206.9 2,112
Note: Figures subject to rounding.
1 Projected yield for Village Commercial sites was rounded down to provide a conservative estimate that does not rely upon lot consolidation.
2 Projected yield includes the application of an Affordable Housing Overlay.
Appendices C
Page C-8 December 2010
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City of La Quinta Housing Element Update Page C-9
FIGURE C-1 VACANT AND UNDERUTILIZED LAND MAP
Appendices C
Page C-10 December 2010
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