CC Resolution 2013-054 Housing Element 2014-2021RESOLUTION 2013 - 054
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
LA QUINTA, CALIFORNIA, GRANTING APPROVAL OF A
GENERAL PLAN AMENDMENT UPDATING THE HOUSING
ELEMENT
CASE NO.: GENERAL PLAN AMENDMENT 2013-125
APPLICANT: CITY OF LA QUINTA
WHEREAS, the City Council of the City of La Quinta, California did, on the 19"
day of November, 2013, hold a duly noticed public hearing to consider the Planning
Commission recommendation on General Plan Amendment 2013-125, prepared to
implement the 2014-2021 La Quinta Housing Element Update (hereinafter, and,
WHEREAS, the Planning Commission of the City of La Quinta did, on the 22nd
day of October, 2013, hold a duly noticed Public Hearing to consider the proposed
General Plan Amendment for the 2014-2021 La Quinta Housing Element Update; and,
WHEREAS, subsequent to said Public Hearing, the Planning Commission of the
City of La Quinta did, on the 22nd day of October, 2013, adopt Planning Commission
Resolution 2013-023 to recommend that to the City Council adoption of said General
Plan Amendment; and,
WHEREAS, the City Council of the City of La Quinta, California did, on the 2nd
day of August, 2011, adopt Resolution 2011-074, approving the 2006-2014 La
Quinta General Plan Housing Element Update for the City, pursuant to Sections 65580
at seq. of the California Planning and Zoning Law; and,
WHEREAS, it is recognized that said General Plan Housing Element, being the
current effective Housing Element for the City, requires revision and update to assure
compliance with current State laws and regulations under Housing Element Law,
Government Code § § 65580-65589.8; and,
WHEREAS, the Housing Element contains an updated assessment of housing
needs and an inventory of resources and constraints to meet those needs as required
by Section 65583(a) of the Government Code; and,
WHEREAS, the Housing Element contains a statement of the community's
goals, quantified objectives, and policies to achieve the objectives of the element as
required by Section 65583(b) of the Government Code; and,
Resolution No. 2013-054
General Plan Amendment 2013-125
Adopted: November 19, 2013
Page 2
WHEREAS, the Housing Element contains a program which sets forth an
annualized schedule of actions to implement the policies and achieve the objectives of
said Element as required by Section 65583 (b) of the Government Code; and,
WHEREAS, the City's unique population characteristics, economic conditions,
housing conditions, and residential density objectives were considered in the
preparation of the Element; and,
WHEREAS, the Housing Element has been submitted to the Department of
Housing and Community Development for review and comment; and,
WHEREAS, the City has considered the findings made by the Department of
Housing and Community Development and other entities and persons that have
provided written and oral comment to the City; and,
WHEREAS, the Department of Housing and Community Development did, on
September 16, 2013, issue a letter to the City determining that the Housing Element
complies with State law; and,
WHEREAS, said General Plan Amendment has complied with the requirements
of The Rules to Implement the California Environmental Quality Act of 1970" as
amended (Resolution 83-68), in that the Community Development Department has
conducted an Initial Study (Environmental Assessment 2013-631), and determined
that the Element will not have a significant impact on the environment and a Negative
Declaration of environmental impact is recommended for certification; and,
WHEREAS, at said Public Hearing, upon hearing and considering all testimony
and arguments, if any, of all interested persons wanting to be heard, the La Quinta
City Council did make the following mandatory findings to justify adoption of said
General Plan Amendment to implement the Housing Element:
1. The General Plan Housing Element update is internally consistent and consistent
with the other elements of the General Plan, and reflects updated information
regarding the City's current and anticipated conditions. The General Plan
Housing Element is compatible with land use designations in the Land Use
Element and other elements of the General Plan.
2. The General Plan Housing Element update will not create conditions materially
detrimental to the public health, safety, and welfare in that the resulting
programs and policies are designed to improve the preservation and
development of housing resources.
Resolution No. 2013-054
General Plan Amendment 2013-125 -
Adopted: November 19, 2013
Page 3
3. The General Plan Housing Element update addresses changes in specific
circumstances and changes in general conditions since the adoption of the
previous Housing Element, as well as changes in State housing law.
4. The City is required by State law to update its Housing Element on an
approximately eight -year cycle and the General Plan Housing Element update
has complied with this mandate.
5. The City has considered all comments made by the California Department of
Housing and Community Development and has made revisions to the draft
Element in response to the comments received from said Department of Housing
and Community Development.
6. The City has complied with S818 consultation requirements under CGC Section
65352.3 with respect to notification of Native American Tribal Organizations, as
identified on the Tribal Consultation List provided by the Native American
Heritage Commission, with no Tribal Organizations having requested
consultation.
7. The General Plan Housing Element substantially complies with the provisions of
California's Planning and Zoning Law, as codified under California Government
Code sections 65580 et seq.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of La
Quinta, California, as follows: I
SECTION 1. That the above recitations are true and correct, and constitute the findings
of the City Council in regard to this General Plan Amendment;
SECTION 2. That it does hereby adopt the above -described General Plan Amendment,
incorporating the 2014-2021 La Quinta Housing Element update (Exhibit "A"), for the
reasons set forth in this Resolution.
PASSED, APPROVED, and ADOPTED at a regular meeting of the La Quinta City
Council, held on this 19" day of November, 2013, by the following vote:
AYES: Council Members Evans, Franklin, Henderson, Osborne, Mayor Adolph
NOES: None
Resolution No. 2013-054
General Plan Amendment 2013-125
Adopted: November 19, 2013
Page 4
ABSENT: None
ABSTAIN: None
DON AD - H, yor
City of La Quinta, California
ATTEST:
ct�
SUSAN MAYSELS, Oy Clerk
City of La Quinta, California
(CITY SEAL)
APPROVED.AS"TO FO
/i
MAN
M. KAKHMNIE JENSOfVCity Attorney
City of La Quinta, California
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Table of Contents
HOUSING.....................................................................................................................................11-1
PURPOSE ..........
.............................................................. I 1-1
INTRODUCTION...................................................................... .......................
......................... 11-4
HOUSING VISION STATEMENT ..............
.............................................................................. II-44
COMMUNITYPROFILE ......................... ................................................................................ 11-45
HOUSING PROFILE ................................
..........
........................................... ....
...................... 11-52
HOUSINGNEEDS .................................. ................................................................................ 11-67
HOUSING CONSTRAINTS ........................
....
......................................................................... II-85
HOUSING RESOURCES ......................... .............................................................
.................. 11-114
PRESERVATION OF AT RISK UNITS....................................................................................II-123
GOALS, POLICIES, AND PROGRAMS..................................................................................II-125
List of Tables
Table II-1 Quantified Objectives 2014-2021................................................................................11-3
Table II-2 Population Growth...................................................................................................11-45
Table 11-3 Population Growth In Coachella Valley Cities.........................................................11-46
TableII-4 Age Distribution.......................................................................................................II-47
Table II-51980-20oo Ethnic Background of Population........................................................11-47
Table II-6 Employment by Industry .........................................................................................II-49
TableII-7 Major Employers La Quinta Community Area.........................................................11-49
Table II-8 2o11 Household Income Estimates...........................................................................11-51
Table II-9 Income Limits by Household Size, 2012...................................................................II-51
Table II-io Households by Income Category, 2olo..................................................................11-51
Table II-11 Total Housing Stock 2000 to 2010..........................................................................
II-53
Table II-12 Total Dwelling Units by Type of Structure 2000 to 2012.......................................
II-53
Table II-13 Historic Record of Housing Development.............................................................11-54
Table II-14 Total Households, 2000 and 2010..........................................................................11-55
Table II-15 Household Size, 20oo and 2010..............................................................................11-56
TableII-16 Housing Tenure and Vacancy................................................................................. II-57
Table II-17 Age of Housing Stock in La Quinta.........................................................................11-58
Table II-18 Bedrooms Per Unit, 2000-2011..............................................................................II-63
Table II-19 Bedrooms in Dwelling Unit by Tenure, 2010.........................................................II-64
Table II-20 Sample Resale Prices of Single -Family Homes and
Condominiums........................................................................................................11-65
Table II-21 Representative Apartment Market Rental Rates..................................................11-67
Table II-22 Overpayment by Income Category and Tenure ...................................................
II-69
Table II-23 Affordable Housing Costs by Annual Income........................................................11-71
.
TableII-24 Overcrowding.......................................................................................................11-73
Table II-25 City of La Quinta Householders 65 Years and Over, by Tenure...........................II-74
Table II-26 City of La Quinta Number of Disabilities, by Disability Type'...............................II-75
Table II-27 City of La Quinta Developmentally Disabled Population......................................11-76
Table II-28 Large Households by Tenure.................................................................................11-79
Table II-29 Coachella Valley Homeless Shelter Resources 2007.............................................11-83
Table 11-30 2014-2o21 Regional Housing Needs Assessment ................................................
II-84
Table II-31 Residential General Plan and Zoning Districts.......................................................11-87
Table 11-32 2013 Residential Development Standards.............................................................11-92
Table II-33 2013 Permitted Residential Uses by Residential Zoning District ..........................11-93
Table II-34 2o13 Permitted Residential Uses by Nonresidential Zoning District ...................
II-94
Table II-35 Parking Requirements for Residential Uses..........................................................11-97
Table II-36 Local Development Processing Times.................................................................
II-99
Table II-37 State Development Processing Time Limits........................................................
II-99
Table 11-38 Impact Fees Per Unit of Development................................................................11-104
Table I I-39 Development Fees for Typical Single -Family and Multifamily Homes ...............
I I-105
Table II-40 Planning Department Fee Schedule....................................................................II-1o6
Table II-41 Affordability of Housing 2013................................................................................11-115
Table 11-42 Constructed, Approved, and Pending Residential Projects................................11-116
Table 11-43 Vacant Land Inventory .......................................................................................... II-117
Table II-44 Assisted Multifamily Project Inventory ................................................................II-123
LIST OF EXHIBITS
Exhibit II -1 Land Inventory Map........................................................................................... II-138
HOUSING
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 planning
period that extends from 2014 to 2021.
The 2014 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 364 units for the 2014-2021 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 gi units of housing affordable
to very low income households, 61 affordable for low income
households, 66 affordable for moderate income households, and 146
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 37,467
persons in 201o. The seasonal population exceeds io,000, increasing
the City's population by 27% during winter months.
La Quinta households are generally wealthier than other
areas of Riverside County. The median household
income of La Quinta for 2007-2011 was $67,444,
significantly higher than the Riverside County
median household income of $65,000.
This Income trend is related to the types of new housing available in La
Quinta. La Quinta is home to many master planned communities.
Although the number of multifamily units in the City more than
doubled from z000 to 2010, multifamily units continue to represent
less than 8 percent of the total housing stock.
The 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.
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.
With the economic downturn, moderate income households have
access to affordable rental and for sale units. The Very Low and Low
income household, however, will continue to require subsidized
affordable housing.
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 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.
Quantified Objectives
The goals, policies, and programs will guide housing -related decision
making and. facilitate attainment of the 2014-2021 RHNA housing
targets. As shown in Table II-1, constructed units and approved units
make up the bulk of new construction counted toward the RHNA.
HOUSING
[IF
Each jurisdiction must establish quantified objectives by income
category to prepare to meet or exceed the RHNA for the 2014-2021
planning period. The City of La Quinta's quantified objectives are based
on constructed and approved units and land resources for new
housing and programs created to address other existing and projected
housing needs.
Achieving the City of La Quinta's quantified objectives will rely on third
party financing, since the elimination of redevelopment by the State
has removed the City's single most important funding source.
However, as evidenced by the approved projects planned for
construction in 2014, the City and developers of affordable housing
projects have secured funding sufficient to exceed the City's very low
and low income RHNA allocation. Please see the Housing Resources
section.
Table 11-t
Ouantified Oblectives zone —zest
Type of Housing
VeryLowl
Low
I Moderate
Above
Moderate
I Total
New Construction
New Units
91
61
66
146
3 44
Rehabilitation/Conservation
sidential Rehabilitation
io
to
0
o
zo
Conservation (Seasons
Senior Apartments, at risk
E2024
45
46
gi
HOUSING
11-3
INTRODUCTION
Purpose .
The Housing Element of the La Quinta 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 2021.
These commitments are an expression of the desire of the City of La
Quinta to facilitate 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:
`e 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.
•v Sets forth a schedule of actions (programs) the City is undertaking
or intends to undertake to implement the policies and achieve the
goals and objectives of the Housing.
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.
Consistency with State Planning Law
California Government Code requires that every City and County
prepare a Housing Element as part of its General Plan. In addition,
State law contains specific requirements for the preparation and
HOUSING
11-4
content of Housing Elements. Sections 6558o 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."
Since the last planning period, Government Code Section 65583 was
amended by Senate Bill 812, requiring the Housing Element to include
identification and analysis of special housing needs for individuals with
developmental disabilities within the City.
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.
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.
General Plan Consistency
The goals, policies, standards and proposals within this element relate
directly to and are 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. In addition, the
General Plan Land Use Element has been updated in accordance with
Senate Bill 244. There are no disadvantaged unincorporated
communities in the City's Sphere of Influence.
11-5
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 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 19go, a000 and 2010 Census data, American Community
Survey data, 2013 California Department of Finance (DOF) data, 2oo9
Comprehensive Housing Affordability Strategy data, field surveys for
housing conditions, data generated from the 2o13 General Plan
Update, and 2012 SCAG Housing needs data, and is consistent with
existing and projected population, employment, and housing figures
presented by county, state, and national agencies.
Scope and Content
This Housing Element updates the Housing Element adopted by the
City in August of 2011. The Housing Element is organized in the
following manner:
fo 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.
•✓ Evaluation of Past Element: A summary of the achievements and an
evaluation of the effectiveness of the past Housing Element.
de 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.
+A 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.
+3Housing Needs: An analysis of groups in the City that may have
special housing needs, the implications of the affordability of
HOUSING
11-6
housing stock in relation to household income, and projected
housing needs.
••r 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.
•e 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).
•b Preservation of At Risk Units: A description of any assisted,
affordable multifamily units that are eligible to convert to market
rate within io years of the planning period.
•A 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.
EFFECTIVENESS OF THE 2oo6-2013 HOUSING ELEMENT
To develop appropriate programs to address the housing issues
identified in this Housing Element Update, the City of La Quinta has
reviewed the effectiveness of the housing programs adopted in the
2oo6-2013 Housing Element.
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 Element, and the continued
appropriateness of the identified programs. Analysis of the past
element is quantified 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.
ICL1111U4 0
11-7
Program Evaluation
Adequate Sites for Housing
❖ Policy H-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.
Program H-i.ta: General Plan Update.
The City's General Plan is proposed to be updated during the planning
period, beginning in late zoog. 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 zott
• Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The City's General Plan was adopted in February of 2013. It
includes a Livable Community Element, which details principles such as
mixed use development, redevelopment of existing projects to connect
residential and commercial projects for pedestrians and bicyclists, and
improving energy efficiency through design. This program was
successfully completed and will not be extended into the 2074-2021
planning period.
❖ Policy H-1.2
Focus housing growth within existing City boundaries until it is
necessary to pursue annexation or development in planning areas for
affordable housing.
Program H-1.2.a: 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 zoning designations, upzoning key sites will increase capacity
and may facilitate the development of housing affordable to a range of
incomes.
HOUSING
11-8
■ Objective: Increase the capacity for housing on vacant and
underutilized sites by rezoning particular sites as discussed
in Section 7.0.
• Timing: July 1, 2012
• Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The City has completed the rezoning of several sites and
applied an Affordable Housing Overlay (AHO) to commercial lands to
increase capacity and facilitate to the development of affordable housing
(Ordinance Nos. 512, 513 and 514, adopted June 4, 2o13). The following
table provides a list of rezoned APN's, the previous designation, and
current designation. It should be noted that all commercial lands and
several residential sites have an AHO designation. This program was
successfully completed and will not be extended into the 2014-2021
planning period.
City of La Quinta
Rezoning of Vacant/Underutilized Sites
APN I Previous Zoning Current Zoning
VACANT LAND INVENTORY
766-070-004
LDR/RL
MDR/RM
646-070-016
MHDR/RMH
MHDR/RMH,AHO
777-030-017
NC/CN
NC/CN, AHO
643-200-007
CC/CC
CC/CC, AHO
600-3 0-024
RC&CP/CR&CP
RC&CP/CR&CP, AHO
643-080-049
RCICR
RC/CR, AHO
643-020-03z
R/CR C/CR
RC/CR, AHO
643-020-025
RC
RC/CR, AA
600-340-048
RC/CR
RC/CR, AHO
UNDERUTILIZED LAND INVENTORY
609-051-002
LDR/RL
MDR/RM,AHO
609-052-002
LDR/RL
MDR/RM,AHO
770-040-012
MDR/RM
MDR/RM, AHO
777-030-007
VLDR/RL
MDR/RM
600-o3o-oot
through
600-030-010
MDR/RM
MHDR/RMH,AHO
777-010-001 1
NC/CN
NC/CN,AHO
773-370-027
VC/VC
VC/VC, AHO
Source: City of La Quinta Community Development Department
Table C-1: Draft Vacant Land Inventory, City of La Quint a Housing
Element
Table C-2: Draft Underutilized Land Inventory, City of La Quinta
Housing Element
Molyf\L�i
11-9
Program H-1.2.b: 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.
■ smaller lots than currently permitted to facilitate the
creation of small single-family detached and attached
homes.
■ Timing: July 1, 2012
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The City considered the inclusion of a small lot subdivision
ordinance as part of the zoning update undertaken for program H-1.2.a.
The evaluation considered the historical development pattern in the City,
and the tools already available to the development community to
facilitate smaller lots. It was determined that existing small lots in the
Village and Cove have not developed because of their size, and have on
the contrary been consolidated to create larger, more useable lots.
Further, the development community has very effectively used Specific
Plans to achieve the same results as a small lot ordinance. Therefore, the
City did not include such an ordinance in the update completed in 2013.
The program will not be extended into the 2014-2021 planning period.
❖ Policy H-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.
Evaluation: The City continued to look at projects for affordable housing
on infill sites and in areas where transit and employment were readily
available. The Vista Dunes project, built during the 2oo6-2013 planning
period, is located on a major arterial, close to schools, transit and
employment, and provides 8o affordable housing units. Both the
Washington Street Apartments and Coral Mountain Apartments are
planned for such sites. This policy was successful and will be extended
Into the 2014-2021 planning period.
HOUSING
11-10
❖ Policy H-1.4
Support the construction of new affordable housing by rezoning,
where appropriate and desirable, to permit higher density residential
development.
Evaluation: See evaluation of Program H-1.2.a. This policy was successfully
completed and will not be extended into the 2014-2021 planning period.
❖ Polite H-1.5
Pursue land banking opportunities for housing that exceeds the 2oo6-
2014 RHNA.
Program H-1.5.a: 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 2oo9. The City will continue to acquire
and consolidate parcels associated with Site U8, in particular related to
continuing discussions 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: 2oo6-2014 as determined by land availability and the
Redevelopment Agency Implementation Plan.
■ Funding Source:LMIHF
■ Responsible Agency: Redevelopment Agency
Evaluation: Prior to the elimination of redevelopment in California,
during the 2oo6-2013 planning period, the City's Redevelopment Agency
purchased a number of lots in the Village, as well as properties in North
La Quinta. In total, the Agency purchased 33 acres of land with a
development potential of approximately 400 units. With the elimination
of redevelopment, however, the Agency no longer exists, and those
properties are unlikely to be developed for affordable housing. This
program cannot be continued, and will be eliminated.
M61111119I►R0
Program H-i.5.b: 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 o 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, CID, RC, and
VC, as well as certain residentially -zoned sites (see Exhibit II-14).
Projects would also need to have a minimum project size of i acre,
HOUSING
11-12
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 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 zo 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 Ui, Uz, U3, U8, and 15
as identified in Tables C-1 and C-z. 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 ill corridor. Evaluate financial and performance -
based incentives and incorporate into the AHO where
appropriate.
■ Timing: July t, 2012
■ Funding Source: General Fund
• Responsible Agency: Planning Department
Evaluation: The City completed the update of the zoning ordinance to
include an Affordable Housing Overlay for designated sites, and to all
commercially zoned lands. Because of the elimination of Redevelopment,
no financial incentives were included in the AHO. The following q sites
("U" sites are underutilized and "#" sites are vacant) are specifically
called out here to demonstrate that the City's site inventory, along with
other commercial lands to be subject to the AHO, will meet compliance
requirements of state housing law and provide for significant excess
capacity with respect to the City's RHNA. This program was successfully
completed, and will not be extended to the 2014-2021 planning period.
SITE
CURRENT ZONING
allowable density)
SIZE
Acres
UNIT
CAPACITY
UI
RL 4 unitslac
4-9
98
U2
RL 4 units/ac
4.8
96
U3
RL 4 units/ac
7.5
150
U8
RM 8 unitslac
19.6
392
15
RMH 12 unitslac
14
28o
5*
CP 20 units/ac w/ ro ram
15.7
157
6*
CR 20 unitslac w/ ro ram
11
110
A*
CR 20 unitslac w( ro ram
15.8
158
B*
CR 20 unitslac w/ ro ram
17.6
176
Program H-1.5.c: 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
Evaluation: The zoning ordinance update included an increase in density
to 20-24 units per acre on all commercial sites and identified high density
residential sites. Development standards were included for these
densities as part of the affordable housing overlay. The Mixed Use
overlay is being undertaken in the second phase of the zoning ordinance
update, and will be complete in the fall of 2013. As mixed use sites are not
necessary for the City to meet its RHNA requirements, this portion of the
zoning ordinance update is in response to the General Plan requirements,
not the Housing Element RHNA needs. This program will be completed in
the planning period, and will not be extended.
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Program H-1.5.d: 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 housing types affordable to
moderate and lower income households. This would be a land use
action associated with the City's zoii 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
Evaluation: The City's zoning ordinance has been amended to include
densities of 20-24 units on high density residential properties. This
program was successfully completed and will not be extended into the
2014-2021 planning period.
Program H-1.5.e: 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-i and C-z (e.g.
Site 15 in Table C-i 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-i and C-z. 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.
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• Objective: Develop and implement an Affordable Housing
Overlay site monitoring procedure.
• Timing: July 1, 2011
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The elimination of redevelopment and economic conditions
resulted in only limited development in the City after the adoption of the
AHO. The affordable housing projects currently under development for
the 2014-2021 planning period did not require the use of the AHO. Further,
the AHO is only applicable to one site in the land inventory for the 2014-
2021 planning period, and that site is not necessary for the City to meet
its RHNA. This program will therefore be eliminated for the 2014-2021
planning period.
Assist in the Development of Affordable Housing
❖ Policy H-2.1
Increase housing choices for lower and moderate income households.
❖ Policy H-2.2
Support public, private, and nonprofit efforts in the development of
affordable housing.
4- Policy H-2.3
Pursue a variety of forms of private, local, state, and federal assistance
to support development of affordable housing.
Program H-2.3.a: 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
Evaluation: The City has partnered with a number of organizations to
develop affordable housing. The Vista Dunes project was completed with
Core Housing and Southern California Housing Development Corp. The
Wolff Waters project was completed with the Coachella Valley Housing
wroluilil►[M
Hff.�
Coalition. Coral Mountain Apartments will be completed with Desert
Cities Development. The City had an agreement with Habitat for
Humanity for 7 homes. To date, the 7 homes have not been built. This
program was successful and will be extended into the 2014-2021 planning
period.
Program H-2.3.b: 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 zoo second units and guest
houses/employee quarters
■ Timing: Produce brochure by March 2010
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The City did not have the financial resources to produce a
brochure to promote second units. In addition, second units and guest
houses have been a popular feature of single family development both in
planned communities and standard subdivisions. Finally, the City does
not need second units in the 2014-2021 planning period to meet its
RHNA. The need for a brochure to promote such units is unclear. This
program will not be extended in the 2014-2021 planning period.
Program H-2.3.c: 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.
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11-17
■ Timing: March 2010
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The zoning ordinance amendment completed in 2013 now
allows bathrooms and kitchens in guest houses. This program was
successfully completed and will not be extended into the 2014-2021
planning period.
Program H-2.3.d: 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 2oio
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The zoning ordinance amendment completed in June of 2013
updated the density bonus provisions to bring them into conformance
with AB 2280. This program was successfully completed and will not be
extended into the 2014-2021 planning period.
Program H-2.3.e: 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.
7row,110DO
fI6E:�
■ Funding Source: General Fund
■ Responsible Agency: Planning Department and
Redevelopment Agency
Evaluation: Prior to the elimination of redevelopment by the State, the
Agency worked with a number of organizations (please see evaluation of
Program H-2.3.a, above) in generating affordable housing. With the
elimination of redevelopment, the Agency no longer exists, and the City
has no funds to assist developers in funding projects. However, the City
has actively supported Tax Credit applications for the Washington Street
and Coral Mountain apartment projects, and will continue to assist
affordable housing developers in securing third party financing. This
program will be extended into the 2014-2021 planning period.
Program H-2.3. f: 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
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11-19
Evaluation: Please see evaluation of Program H-2.34, above. The City has
actively supported Tax Credit applications for the Washington Street and
Coral Mountain apartment projects, and will continue to assist affordable
housing developers in securing third party financing. This program will be
extended into the 2014-2021 planning period.
Program H-2.3.9: Affordable Housing Renter -to -Owner Transition
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
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 zo 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
HOUSING
II6T�
Partnership Program. Each provides permanent mortgage financing for
first-time homebuyers at below -market interest rates.
HOME Funds
HOME (Home Investment Partnership Program) 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 8o percent of the county median
income.
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.
Evaluation: Please see evaluation of Program H-2.3. f and H-2.3.e, above.
The City has actively supported Tax Credit applications for the
Washington Street and Coral Mountain apartment projects, and will
continue to assist affordable housing developers in securing third party
IM611.Yli:[0
financing. This program will be extended into the 2014-2021 planning
period.
Program H-2.3.h: 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
Evaluation: The City has worked with both Habitat for Humanity and the
Coachella Valley Housing Coalition in the development of sweat equity
homes in the past. The City had an agreement with Habitat for Humanity
for 7 homes. To date, the 7 homes have not been built. However, this
program has been successful in the past and will be extended into the
2014-2021 planning period.
Program 2.3.i: 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 zolo
■ Funding Source: General Fund
• Responsible Agency: Planning Department and
Redevelopment Agency
Evaluation: The City applied for but did not receive NSP funds. However,
the City did purchase five foreclosed homes in the Cove, which were
rehabbed for rental/sale. Given the upward trending of the housing
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11-22
market, this program will not be extended into the 2014-2021 planning
period.
Program 2.34: 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
Evaluation: The Agency manages 419 existing second trust deeds for
lower and moderate income homeowners. There were no funds available
to add to the program, and with the elimination of redevelopment, no
additional funds are expected. This program will not be extended into
the 2014-2021 planning period.
Program H-2.3.k: 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
Evaluation: The Community Services Department tracks all sources of
grant funding for park acquisition and improvements. The focus on this
particular program does not seem appropriate, given the number of
different sources available for park grant programs. This program will
not be extended into the 2014-2021 planning period.
1043,111UN 41
11-z3
Removal of Governmental Constraints to Housing
❖ Policy H-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.
Evaluation: The City Planning Department monitors all municipal code
amendments to assure that they do not impose a constraint on the
development of affordable housing, and will continue to do so. This
policy will be extended into the 2014-2021 planning period.
❖ Policy H-3.2
Coordinate the development of affordable housing with the provision
of key utilities to ensure prompt and adequate service.
Evaluation: All new projects are routed to the City's utility providers for
review and comment. Further, infrastructure for utilities is in place
throughout the City, and extensions generally consist of laterals and
similar minor additions to the system. This policy will be extended into
the 2014-2021 planning period.
❖ Policy H-3.3
Incentivize the development of affordable housing to facilitate the
development of housing for the City's lower and moderate income
households.
Program H-3.3.a: 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 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
Evaluation: Due to a lack of funding resources, the Agency did not assist
any lower income households under this program during the 2oo6-2014
planning period. With the elimination of redevelopment by the State, no
HOUSING
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funds are available for the future funding of the program This program
will not be extended into the 2014-2021 planning period.
Program H-3.3.b: 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
Evaluation: CVWD is aware of the requirements of law, and has never, to
the City's knowledge, denied a project or prevented connections for an
affordable housing project in the City. The City will continue to work with
CVWD in the processing of applications in a timely manner. This program
will be extended into the 2014-2021 planning period.
Program H-3.3.c: 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 zott
• Funding Source: General plan
■ Responsible Agency: Planning Department
Evaluation: The City expects to complete an overhaul of its application
process and a comprehensive review of Planning fees during the planning
period. The Planning Department applications were streamlined and
simplified to aid developers in filling out the forms. The fee schedule now
reflects the actual costs of processing applications. This program was
completed, and will not be extended into the 2014-2021 planning period.
Program H 3.3.d: 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 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
Evaluation: The second phase of zoning ordinance amendments not
related to the provision of housing is currently under way. As part of this
phase, the City is considering the inclusion of maximum (rather than
minimum) parking requirements, particularly for affordable and senior
housing. In addition, the City completed a parking study for the Village in
2oo6. This program will be extended into the 2014-2021 planning period.
Program H-3.3.e: 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 t, 2012
• Funding Source: General Fund
■ Responsible Agency: Planning Department
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Evaluation: Due to the difficulties associated with getting multiple
property owners to work together on consolidation of parcels, the RDA
embarked on a property purchase strategy toward consolidation of City -
owned parcels during the planning period for potential future projects.
Specific examples are in the Dune Palms/Westward Ho area in the north
part of the City, and in the Village area. Many of these parcels have been
consolidated by the City, but currently, the acquired sites are tied up due
to the elimination of Redevelopment. This program will be extended into
the 2014-2021 planning period.
Preservation and Rehabilitation of Housing Stock
❖ Policy H-4.1
Protect the quality of La Quinta's neighborhoods through the
rehabilitation of both affordable and market -rate homes.
Evaluation: There were no rehab programs funded during the Planning
period. However, the City did purchase five foreclosed homes in the Cove,
which were rehabbed for rental/sale. The City does not envision having
funds for such programs in the near future. This program will not be
extended into the 2014-2021 planning period.
❖ Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
Evaluation: The City did not have available funding for this level of
assistance, and relied on Riverside County and other third -party
programs to fill this need. Although redevelopment funds have been
eliminated, and can no longer be applied to this program, the City will
continue to monitor third party programs, including County assistance
programs, and direct households to these programs when appropriate.
This program will be extended into the 2014-2021 planning period.
:• Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
❖ Policy H-4.4
Enhance neighborhoods that presently provide affordable housing
with drainage, lighting and landscape amenities, and parks and
recreation areas.
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Program H-4.4.a: 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 2oog. Assist zo lower income
households.
■ Timing: 2oo6-2014
■ Funding Source: CDBG and LMIHF
■ Responsible Agency: Redevelopment Agency
Evaluation: No housing units were assisted under this program during the
Planning period. With the elimination of redevelopment, there are no
funds available for this program. This program will not be extended into
the 2014-2021 planning period.
Program 4.4.b: Housing Condition Monitoring
To better understand the City's housing needs the quality and
condition of the housing stock must be inventoried 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 tit.
• 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 t, 2014
■ Funding Source: General Fund
■ Responsible Agency: Planning Department and Code
Compliance
Evaluation: The housing in the City was evaluated in 2007. In addition,
Code Compliance monitors units in disrepair, and implements corrective
action when necessary. The survey will require updating at the beginning
of the next planning period. This program will be extended into the 2014-
2021 planning period.
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Program H-4.4.c: 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: 2oo6-2014, on a case -by -case basis
■ Funding Source: General Fund
■ Responsible Agency: Planning Department and Code
Compliance Division
Program H-4.4.d: 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: 2oo6-2014, on a case -by -case basis
■ Funding Source: General Fund
■ Responsible Agency: Planning Department and Code
Compliance Division
Evaluation: To the extent that these County programs have been funded,
the City has referred homeowners to the appropriate County staff. These
programs will be extended into the 2014-2021 planning period.
Program H-4.4.e: 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
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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
Evaluation: The City did not implement this program due to lack of
resources resulting from staff cuts. However, the program has the
potential to be a good resource for homeowners, and should be
considered in the future. This program will be extended into the 2014-
2021 planning period.
Equal Housing Opportunity
❖ Policy .1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
Evaluation: The City regularly reviews and amends its Municipal Code to
assure that all aspects of it comply with the law. This activity will
continue. This policy will be extended into the 2014-2021 planning period.
❖ P011Cy 5.2
Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental
of housing.
Evaluation: The City monitors housing complaints and refers all
complaints to the Riverside County Fair Housing Council, which has
jurisdiction over these matters. This policy will be extended into the 2014-
2021 planning period.
❖ 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.
Evaluation: The City did not implement this program due to lack of staff
resources resulting from staff cuts. However, the program has the
potential to be a good resource for homeowners, and should be
considered in the future. This policy will be extended into the 2014-2021
planning period.
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❖ Policy 5.4
Assist in the creation of a continuum of care for the homeless
population and those transitioning into permanent housing.
Evaluation: While the City has supported the NAG Homeless Committee
efforts, it did not provide funding for Roy's Desert Resource Center, a 90
bed homeless facility located in Palm Springs. Instead, during the 2oo6-
2014 planning period, the City committed $50,000 toward construction
of a new facility for the Coachella Valley Rescue Mission, which provides
homeless and other services. The City also committed $50,000 to
Martha's Village and Kitchen for a new facility for that organization. This
program will be extended into the 2014-2021 planning period.
❖ Polic _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.
Evaluation: The zoning ordinance amendments completed in June of 2013
included universal design principles and provisions for a reasonable
accommodation review process. The City continues to facilitate
development of accessible housing for all its residents. This program will
be extended into the 2014-2021 planning period.
Program H-5.5.a: 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: zoo6-2014
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The zoning ordinance amendments completed in June of 2013
did not contain or uncover any discriminatory provisions. This program
was completed and will not be extended into the 2014-2021 planning
period.
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Program H-5.5.b: 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
Evaluation: SHARE is inactive, and does not appear to be providing
services. However, the Senior Center makes every effort to refer its
clients to resources available for seniors. This program will not be
extended into the 2014-2021 planning period.
Program H-5.5.c: 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: 2oo6-2014
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Evaluation: The zoning ordinance amendments completed in June Of 2013
did not change the current zoning provisions that allow manufactured
housing on single family lots. There is no need for this program, and it will
not be extended into the 2014-2021 planning period.
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Program H-5.5.d: 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
Evaluation: The zoning ordinance amendments completed in June of 2013
included a reasonable accommodation section in the Residential
standards. This program was completed and will not be extended into
the 2014-2021 planning period.
Program H-5.5.e: 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
Evaluation: The zoning ordinance amendments completed in June of 2013
incorporated universal design principles in the development standards
added to the residential sections of the document. This program was
completed and will not be extended into the 2014-2021 planning period.
Program H-5.5.f 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
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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
Evaluation: While the City has supported the CVAG Homeless Committee
efforts, the City did not participate in funding Roy's Desert Resource
Center ("Roy's"), which is in the west end of the Coachella Valley.
Instead, the City committed $50,000 in funding towards a new facility
for the Coachella Valley Rescue Mission, which currently shelters 150+
men, women and children and is located in Indio. The City also committed
$50,000 to Martha's Village and Kitchen, also toward construction of a
new facility. The City Council believes these facilities to be a more logical
service extension for La Quinta's homeless, due to its proximity to La
Quinta. Continuing evaluation and support of these programs will be
extended in the 2014-2021 planning period.
Program H-5.5.g: Emergency Shelters, Transitional Housing, and
Permanent Supportive Housing
Recent state legislation (Senate Bill z) 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 z
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
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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 developed in compliance with Senate Bill z 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
Evaluation: The zoning ordinance amendments completed in June of 2013
included legally adequate definitions of emergency shelters, transitional
housing and supportive housing. The amendments also continued
emergency shelters as permitted uses in all commercial zones, and added
transitional and supportive housing in the residential zones consistent
with the regulations for similar uses (such as group homes). This program
was completed and will not be extended into the 2014-2021 planning
period.
Program H-5.5.h: 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
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Funding Source: General Fund .
Responsible Agency: Planning Department
Evaluation: The City refers all fair housing issues to the Fair Housing
Council, and will continue to do so. Information regarding the Council is
available at city hall, the senior center and other locations in the City. This
program will be extended into the 2014-2021 planning period.
Program H-5.5.i: 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
Evaluation: The City maintains a partial list of housing resources/services
but did not complete this program due to loss of staff assigned to
housing programs, associated with the elimination of redevelopment.
The directory, however, could be a valuable resource. In addition, the City
has recently hired a Housing Coordinator. This program will be extended
into the 2014-2021 planning period.
Energy and Water Conservation
❖ Policy H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
Evaluation: The new General Plan promotes mixed use development, and
the zoning ordinance is being amended to include standards for mixed
use development. These changes will be completed by the end of 2013.
The City also continues to promote energy efficiency through its
Greenhouse Gas Reduction Plan, and its Green and Sustainable La Quinta
Program. This policy will be extended into the 2014-2021 planning period.
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❖ Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
Evaluation: The new General Plan promotes greenhouse gas reduction in
the Livable Community Element. The City also continues to promote its
Greenhouse Gas Reduction Plan, and its Green and Sustainable La Quinta
Program. This policy will be extended into the 2014-2021 planning period.
❖ Policy H-6.3
Encourage and enforce green building regulations or incentives that do
not serve as constraints to the development or rehabilitation of
housing.
Evaluation: The new General Plan promotes green building in the Livable
Community Element. The City also continues to promote its Greenhouse
Gas Reduction Plan, and its Green and Sustainable La Quinta Program.
This policy will be extended into the 2014-2021 planning period.
❖ Polite H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
Evaluation:- The City has identified several residential developments that
incorporate sustainable efforts and help reduce the occupant's energy
costs. These properties include:
Vista Dunes - The Agency's team prepared site and building plans that
embraced green and sustainable design principles. The project received
LEED Platinum certification. The principles included:
• Thermal chimneys to better ventilate the dwellings
• Tankless water heaters to reduce energy/water consumption
• Dual flush toilets to reduce water consumption
• Low flow and oxygenated showerheads and faucets
• Photovoltaic solar panels for each dwelling to reduce utility costs
*Landscaped trellises to shelter south and west facing walls from the
desert sun
• Radiant barrier roof sheathing
• Drought tolerant indigenous landscaping
Coral Mountain Apartments - The Coral Mountain Apartment community
will incorporate environmentally sustainable concepts and efficiency
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measures. While it is not seeking LEED certification, it is being designed
to target LEER Silver standards. Design of the buildings includes many
energy and water -efficient amenities, such as solar tubes to provide
indoor area lighting for many of the units, low -flow toilets and fixtures,
and recirculating water heaters. A hydronic HVAC system will be
employed, which circulates hot water from the water heating system,
using forced air to heat the individual units. Four of the buildings will
incorporate roof -mounted photovoltaic solar panels; additional panels
are being placed on top of carport structures.
Washington Street Apartments - This project is completing the final
phases of the City's review process. It consists of 68 new units and 72
existing units, which will be rehabilitated. The project includes
sustainable architectural design such as cement plaster finish, aluminum
windows and thermal chimneys. Carport structures will incorporate
photovoltaic solar panels
This policy will be extended into the 2014-2021 planning period.
❖ Policy H-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 H-6.5.a: 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.
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■ Timing: July 2012; or concurrent with 2009j2011 General Plan
Update
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Program H-6.5.b: 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.
■ 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: 2oo6-2014
• Funding Source: General Fund
• Responsible Agency: City Manager's Office/ Planning
Department
Evaluation: The City is working with local conservation partners to
implement the adopted Green and Sustainable La Quinta Program,
including Burrtec Waste & Recycling, Coachella Valley Water District,
Imperial Irrigation District, and Southern California Gas Company. The
City maintains an inventory of sustainable goals and accomplishments on
the Going Green website. The following table identifies current and
planned goals of the Green and Sustainable La quinta Program.
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The City of La Quinta
Sustainability Goals and Accomplishments
In -
Prooctess/
Goals and Accomplishments
Goal
Completed
Going
Identify Greenhouse Gas Emissions inventory
baselines and specific targets for improvements, on a
X
and local level
-regional
Expand sustainability outreach/education including
X
website "Going Green" section
Initiate Smart GrowthlLEED Training for selected staff
X
members . ` ' - . ' '
'
Develop policy and ' plan for i00% conversion to
X "
-clean/green fleet
Initiate a Pilot AB Btt Loan Program
X.
Facilitate energy audits for top uses and support
X
eff clenc 'actions
-energy
Implement a Curbside Household Hazardous Waste'
X
Program
Expand the number of Household Hazardous Waste
X
Events at City Hall/Corporate Yard
Develop an Environmentally Preferable Purchases and
X
Practices Policy
Expand outreach and education for waste reduction
and recycling, water and natural gas conservation,
X
and energy efficiency
I
Implement energy efficiency improvements of City
facilities as recommended by Imperial Irrigation
-
X
District
Identify water usage benchmarks and develop water
X
conservation goals
Jointly (City and IID) offer an energy product (Energy
X
Meter to cityresidents at a reduced cost
Investigate program implementation of: food waste
X
recycling and non -controlled medication disposal
Expand promotion of commercial recycling program
X
Conduct Green Workshops and coordinate energy
X
audits with Homeowners associations
Seek opportunities for energy and environmental
X
rants, including a bike path grant
Install LED flash warning devices: Adams St.,
X
Eisenhower Dr., and Avenida Bermudes
Replace video detection system at three intersections
X
Establish a Compressed Natural Gas Fueling station
X
Fire Station
Host shred day events
X
Participate in Desert Cities Energy Partnership to
X
achieve funding for energy programs and events
This program is successful and will be extended into the 2014-2021
planning period.
HOUSING
Program H-6.5.c: 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:2oo6-2oi4
■ Funding Source: LMIHF and/or CVWD program funds
■ Responsible Agency: Redevelopment Agency
Evaluation: The Cooperative Landscape Water Management Program
was composed of three parts; Residential Turf Conversions (individual),
HOA/Commercial Turf Conversions, and commercial properties. The
City's first landscape conversion took place on August 26, 2oo8. As of
March 2010, 71 La Quinta residents (including 2 RDA owned homes) had
completed the program, which went unfunded after eon. With the
elimination of redevelopment, it is unlikely that the City will be able to
fund this program, and it will not be extended into the 2014-2021
planning period.
Program H-6.5.d: Landscape Water Management Program
In 2oo8 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 $t,000 to replace inefficient
landscape design, materials, and irrigation systems.
■ Objective: Assist So households to reduce water waste and
water use for landscaping through the Landscape Water
Management Program.
■ Timing:2oo6-2ot4
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■ Funding Source: General Fund, CVWD program funds,
potential AB 811 special assessment district funds
• Responsible Agency: City Manager's Office/ Planning
Department
Evaluation: As previously mentioned, the Cooperative Landscape Water
Management Program assisted 71 homes, including the installation Of Sot
weather -based irrigation controllers as of March zoto. It should be noted
that the program assisted all 27 RDA owned homes. Funding for the
program ended December 17, zorz. With the elimination of
redevelopment, it is unlikely that the City will be able to fund this
program, and it will not be extended into the 2014-2021 planning period.
Program H-6.5.e: 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 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
Evaluation: The City's Going Green website provides information on IID
rebates through links to their rebate website, including the Residential
ENERGY STAR rebate program. IID is continuing to offer free, in -home
residential and commercial energy audits and follow up list of
recommendations intended to reduce energy consumption and the
monthly bill. The City works through its partnership with IID and markets
this program through meetings with Homeowners' Association boards
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and various City sponsored events to encourage La Quinta residents and
business to sign up for these free energy audits. This program is
successful and will be extended into the 2014-2021 planningperiod.
Program H-6.5. f: 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
Evaluation: The City is currently advertising available programs for free
energy audits, home weatherization, and utility rebate programs on the
City's website and at City Hall through handouts/flyers/posted info. This
program is successful and will be extended into the 2074-2021 planning
period.
Public Participation
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 community and
stakeholder workshops, information dissemination through the City's
website, electronic mail notifications and public hearings. Together,
this input helped the City understand and respond to the housing
needs of the community.
Community and Stakeholder Workshop
Personal invitations were sent to local and regional development
entities, advocacy groups and interested parties via mail. In addition,
the workshops were advertised on the City's web site, and as display
ads in the Desert Sun newspaper. Two workshops were held: one for
stakeholders and one for residents at large.
The comments and input received from the stakeholders centered on
the economic hardship created when redevelopment was eliminated
U61,1111R9PR
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by the State. The development community is struggling to make up the
gap left by the elimination of set aside funds.
The comments received from residents centered mostly on aesthetic
issues, including in particular building height, and maintaining the z
story limits and allowing underground parking to provide for density.
State Review and Public Hearings
The Draft Element was 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 to address their concerns.
Once the document has been certified by HCD, the Housing Element
Update will involve a 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.
HOUSING VISION STATEMENT
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."
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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. The demographics used in this section are
derived from US Census data for 1990, 2000, 2010; US Census American
Community Survey 3 and 5 year estimates data, California Department
of Finance, and the City of La Quinta.
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, Indio, 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 199os, the population of La Quinta grew by 111.3 percent,
making it the fastest growing city in the Coachella Valley at the time.
The number of residents in the City increased from 11,215 to 23,694
between tggo and z000. The population further increased to 37,467
by 201o, a smaller but still significant increase of 58.10 percent.
The absolute increase in population for cities in the Coachella Valley
provides another perspective for analysis, when size is taken into
consideration. For example, Indio grew by the greatest number of
people from z000 to 2010, with an increase of approximately 26,920
people. La Quinta experienced the third largest numerical increase,
with an added population of 13,773•
Table II-2
Populatinn Grnwth
City/Region
2000
2010
Census
2012
DOF
2000-2010
2010-2012
%
#
%
#
La quinta
23,694
37,467
58.1
1 13,773
38,075
1.6
6o8
Coachella Valley
255,788
346,518
1
35.5
90,730
355,986
27,3
9,468
Riverside County
1,545,387
2,t89,641
4t•7
644,z54
2,268,783
3.6
79,142
Source: 200o and 2010 Census; DOF 2012
HOUSING
11-45
Table 11.3
Pooulation Growth in Coachella Valley Cities
City
x000
2010
Census
2012
DOF
Change x000-
2010
Change x000-
x01x
%
#
%
#
Cathedral City
42,647
51,200
20.1
8,553
52,108
1.8
9o8
Coachella
22,724
40,704
79•1
17,980
42,030
3.3
1,326
Desert Hot
Springs
16,582
. 25,938
56.4
9,356
27,721
6.9
1,783
Indian Wells
3,816
4,958
1 29.9
1,141
1 5,050
1.9
92
Indio
49,n6
76,036
54.8
26,920
78,298
3.0
2,262
La Quinta
23,694
7 467
58.1
13,773
38,190
1.9
72
Palm Desert
41,155
48,445
17.7
7,290
49,6i9
2.4
1,174
Palm Springs
42,807
44,552
4•1
1,745
45,414
1.9
862
Rancho Mirage
13,249
17,218
30.0
3,969
17,556
2.0
338
Total
255,79
o
346,51
a
35.5
90,728
355,98
6
x.7
9,468
Source: z000 and zoio Census; DOF 2012
Seasonal Po uln ation
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 year round, as well
as those that are ready for year round occupancy but as yet have not
been inhabited.
According to the 2010 Census, the overall vacancy rate for La Quinta is
36.9%, while the seasonal vacancy rate is 27.5%.
Age Composition
Table II-4 Age Distribution, shows the change in age groups from 2000
to 2010. In 2010, children (ages 0-17) comprised zz percent of the
population, adults (ages 18-64) represented 57 percent and senior
citizens (ages 65 and over) made up zo percent.
In 2010, the median age in La Quinta was 45.6 years, significantly older
than Riverside County and the State of California averages of 33.7 and
35•2 years respectively. This represents a 25% increase in the City's
median age since z000.
HOUSING
11-46
Table II-4 indicates that the rate of growth in the 18-65 age group
remained fairly constant from z000 to 2010. However, the 0-17 age
group reflects a slower growth rate, making up 8% less of the City's
population in 2010. Conversely, growth in the 65+ age category shows
an 8% increase in share of City population compared to z000.
Table II-4
Ake Distribution
Year
0-17
%
18-65
%
65+
%
Total
z000
6,905
z9
13,616
57
3,173
13
z3,694
2010
8,208
zz
z1,443
57
7,816
z1
37,467
Source: 2000 and 2010 Census
Race and Ethnicity
Table II-5 highlights the ethnic distribution of the population for 1990,
z000 and 2010. in z000 slightly over one-third of the City's total
population was minorities, comparable to less than a third in zolo and
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 z000.
La Quinta is becoming a more ethnically diverse community.
Table 11-5
1980-20o0 Ethnic Background of Population
Ethnic Group
1990
2000
%
Change
1990-
2000
2010
%
Change
2000-
2010
%
Change
1990-
2010
#
%
#
%
#
%
Caucasian
7,804
169.6
14,944
62.9
-6.7
23,642
63.1
0.2
-6.5
Hispanic
2,944
126.3
7,486
132.0
+5.7
11,353
30.3
-1.7
+4.0
African
American
180
1.6
226
1.4
-0.2
599
1.6
+.2
0
Native
American
117
1.0
37
0.1
-0.9
112
0.3
+.2
-0.7
Asian/Pacific
Islander
170
1.5
535
2.3
+.8
1,087
2.9
+0.6
+1.4
Other
NSA
1.1
426
1.8
0.7
674
1.8
0
+.7
Total
11,215
100.0
23,654
100.0
-
37,467
100.0
-
-
Source: 1990, 2000, and 2010 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.
I change presented in terms of proportional representation in the population, not of
numerical increase
HOUSING
11-47
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 sectors of the labor force,
affecting their ability to sustain themselves in the off season (summer)
months.
According to the US Census Bureau (2007-2011 American Community
Survey), in 2011 the civilian labor force comprised 17,382 persons, of
whom 16,291 were employed. The unemployment rate was 6.3 percent.
Table II-6 shows the types of employment by industry held by La
Quinta residents in zolt. 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 II-7 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
HOUSING
11-48
surveyed were Desert Sands Unified School District, La Quinta Resort
and Club, Wal-Mart, Costco, and PGA West Golf Resort.
Table II-6
Employment by Industry
Industry
Employed
Persons
%of Employed
Persons
Agriculture, Forestry and Fisheries,
Mining
117
0.7
Arts, Recreation, Accommodation and
Food Service
3,035
18.6
Construction
1,422
8.7
Manufacturing
773
4.8
Transportation[WarehousingjUtilities
528
3.3
Wholesale Trade
292
1.8
Retail Trade
2,228
13.7
Finance/Real Estate
1,100
6.7
Professional and Administrative
1,818
11.2
Health, Educational, Information,
Social and Other Services
4,422
27.1
Public Administration
556
3.4
Total Civilian Employed
16,291
100.0
Source: 2007-2on ACS 5-year estimates
Table II-7
Major Employers LaQuinta Com unity Area
Name of Employer
Employed
Persons
Description
Desert Sands Unified School District
1,000
Public school system
La quinta Resort & Club
1,200
Resort hotel
Wal-Mart Super Center
365
Retail
Rancho La Quinta
150
Residential Golf Club
Costco
230
Retail
PGA West
235
Residential Golf Club
Hideaway
122
Residential Golf Club
Home Depot
240
Home improvement
Imperial Irrigation District
zoo
Utility company
Lowe's Home Improvement
145
Home improvement
Stater Bros.
150
Supermarket
Best Buy
100
Retail
Target
zoo
Retail
Tradition Golf Club
iot
Residential Golf Club
The Quar
91
Residential Golf Club
Thane Marketin International
90
Infomercial company
Ral hs
88
Supermarket
Source: 2oo8 Employer Survey, City of La Quinta; City of La Quinta Certified Audited Financial
Report 2012.
HOUSING
11-49
General Income Characteristics
The median household income of La Quinta in 2010 was $67,444 higher
than the Riverside County median household income of $58,365. Since
z000, the median income for La Quinta residents has increased, with
the z000 median family income reported as $54,300 for the County of
Riverside and $62,500 for the City of La Quinta. Household income
estimates (201o) by total households are found in Table II-8.
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.
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 8o percent of the
AMI), moderate (81 to 120 percent of the AMI), and above moderate
(more than izo percent of the AMI).
Table II-g identifies the actual income limits for the five income
categories and median income based on the HUD 2012 median income
of $63,300 for a family of four in Riverside County.
Table II-ioestimates the distribution of extremely low, very low, low,
moderate, and above moderate incomes in the City of La Quinta based
on the zoii American Community Survey. The above moderate income
households constitute the largest grouping, accounting for 51.1 percent
of all households. 20.7 percent of the households in the City are
moderate income households, with 12.2 percent classified as Low, 7.7
percent as very low, and the remaining 8.3 percent as extremely low
income households.
1101I MMO
Table II-8
2011 Household Income Estimates
Income Category
Households
of Households
$0-14,999
1,020
7.2%
$15,000 - 34,999
1,791
12.7%
$35,000 - 49,999
1,481
10.5%
$50,000 - 74,999
2,553
18.1%
$75,000 - 99,999
2,073
14.7%
$100,000+
5,205
36. %
Total
14,to5
100.0%
Median Income
$77,7 0
Source: U.S. Census Bureau, 2007-2011 American Community Survey
Table II-9
Income Limits by Household Size. 2012
Household
Size
t
z
3
4
5
6
7
8
Extremely
Low Income
$14,100
$16,100
$18,100
$20,100
$21,750
$23,350
$24,950
$26,550
Very Low
Income
$z ,450
3
$z6,800
$ 0,1 0
3 5
; oo
33,5
$ 6,200
3
$ 8, 00
3 9
$ 1, o
4 55
$ z
44,0 5
Low Income
437,550
$42,900
$48,250
$53,600
$57,900
$62,200
$66,500
$70,800
Moderate
Income
$53,150
$60,750
$68,350
$75,950
$82,050
$88,100
$94,200
$100,250
Median
Income 1
$44,330
$50,650
$56,950
$63,300
$68,350
$73,450 1
$78,500
$83,550
Source: HCD 2o12
Table II -to
Households by Income Cateeorv. 2010
Income for Family of 4
Number of
Households
Percentage of Total
Extremely Low
1,334
8.3
Very Low
1,237
7.7
Low
1,952
12.2
Moderate
3,311
20.7
Above Moderate
8,184
51.1
Total
16,018
100.0
Source: 2005-20o9 ACS 5-year data; US Census, SCAG
The 2010 Census reports that 2,885 persons, 7.7 percent of the total
population in the City, were below the poverty threshold.
HOUSING
Approximately 16 percent of La Quinta households earn 50 percent or
less of the AMi. This is to percent less than in 2000, and indicates a
significant improvement in incomes for lower income households.
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 t96os. In 1975 a brief building boom began due to
speculation. Recessions in the 198os and early 199os resulted in an
oversupply of housing and little construction in the City. Since these
recessions, a rebound occurred beginning in the late 199os. As a result
the City has seen a rapid increase in residential development of all
types, but predominantly single-family units. There are many projects
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 20o8 have been on hold indefinitely, but
there has been recent interest in revising these projects to reflect the
new characteristics of the emerging recovery of the area's housing
market..
Housing Characteristics
Between 2000 and 2olo, the number of housing units in the City
increased by 11,677 units from 11,812 to 23,489 units. This change
represents a 98.9 percent increase (see Table II-11).
There are three basic types of housing units for which data is
presented in Table IM2: single family units, which include both
detached and attached units; multifamily units, which include
apartments, duplexes, triplexes and fourplexes; and mobile homes.
The predominant type of dwelling unit in the City of La Quinta
continues to be single family.
HOUSING
11-52
Together, detached and attached single-family homes comprised 89.o
percent of all units in the City. The number of multifamily units in the
City more than doubled from 2000 to 201o, although multifamily units
represent to percent of the total housing stock.
The rate of development activity in the City has varied over the years,
as shown in Table II-13. The numbers in Table 11-13 are based upon the
number of building permits issued, as compared to 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 but dropped
dramatically in subsequent years, to a low of 3.7 percent in 199f. While
growth rates began to improve during the 199os to around 5 to 9
percent, growth in housing production peaked in the mid-z000s, and
began to drop significantly in 2007.
Table II-tt
Total Housin¢ Stock z000 to 2010
z000
xofo
Change 2000-2010
%1
#
California
13,312,456
13,68o,o81
+2.8
+367,625
Riverside County
584,674
800,707
+36.9
+216,033
La Quinta
11,812
z3,4891
+98.9
+11,677
source: zuou a zolo census; uvF
Table II-12
Total Dwellin¢ Units by Tvne of Structllra innn to in»
Building Type
z000
2012
Change 2000-2010
Units
% of
Total
Units
%of Total
%
#
Single -Family
10,788
91.3
21,009
89.0
+94.7
+10,221
Multifamily
765
6.5
2,345
10.0
+206.5
+1,58o
Mobile Homes'
259
2.2
231
1.0
—10.8
—28
Total Dwelling
Units
11,812
100.0
23,585
100.0
+99.7
+11,733
Source: z000 Census data and zolz DOF
'In 2oo6 a mobile home park was converted to the Vista Dunes affordable housing project. The
residents of the 92 mobile homes were compensated and relocated.
HOUSING
11-53
Table II.13
Historic Record of Housin X Development
Year
Single-
Family
Detached
Single-
Family
Attached
Multi-
family
Mobile
Homes
Demo
Annual
Total
Sum
Total
Annual
growth
x
Pre-
1983
1,415
374
168
0
-
NSA
11957
NIA
1983
20
227
10
226
-
483
2,440
24.7
1984
82
202
z
-
-
286
2,726
11.7
1985
74
307
0
-
-
381 1
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
7,03
3.7
1992
28
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
--
-K498,669
5.4
1996
462
24
116
--
-
9,271
6.21997
466
28
1
-
-19,765
4.8
1998
870
34
0
-
-2io,667
8.4
1999
1,171
20
0
--
-4
11,854
10.2
2000
1,274
58
200
-
-
13,386
11.9
2001
898
4
0
-
-1114,277
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
zoos
1,242
206
151
-
-12
1,587
19,40o
8.9
20o6
719
148
327
-92
-6'
i,o96
20,496
5.7
2007
448
-
-
-21
-3
424
20,920
2.1
2oo8
230
6
218
--
.3
451
21,371
2.2
2009
103
6
0
-
-4
105
21,476
0.5
2010
73
6
1 0
1-
-
79
21,555
0.4
2011
34
4
0
-
-2
36
21,591
0.2
2012
49
0
176
---
-1
224
21,815
1.0
To
6/1113
52
0
0
--
-
52
21,867
0.2
Source: City of La Quinta Historic Record of Housing Development, 2012; City of La Quinta
Monthly Building Permit Logs, 2006-2013
' In 20o6 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. Statistics available from DOF as of January
1, 2013, indicate that the vacancy rate in La Quinta is 36.9 percent,
reflecting the seasonal resort character of the City. The 2010 Census
HOUSING
11-54
estimated that 74.4 of vacant housing units in the City are for seasonal
or occasional use. On that basis, the City's actual net vacancy rate is
9.5%.
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 Sizp
Between 2000 and 2010, La Quinta households grew at a rate more
than twice that of Riverside County, as shown in Table II-14. It is
important to note, however, that the vast majority of this growth
occurred prior to 2008, and that growth ceased almost completely.
The total number of households in the City in 2010 was 14,820, which
represents a net increase of 6,375 households since 2000.
Table II-15 shows the number of households in La Quinta by household
size. 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 2010 Census estimates the number of persons per household at
2.52, and January t, 2013, DOF estimates show a slight increase, at 2.57
persons per household.
Table II.14
Total Households. 2000 and 20to
Jurisdiction
2000
2010
#Increase
x
Increase
County of Riverside
5o6,218
686,26o
18o,042
35.6
City of La quinta
8,445
14,820
6,375
75.5
Source: 2000 and 2010 Census
I.LeD141100
II-55
Table 11.15
Household Size. 2000 and 2010
Household She
2000
2010
Number
Percent
Number
Percent
1 Person
1,426
16.9
3,164
21.3
2 Person
3,304
39.1
6,471
43.7
3-4 Person
2,556
30.2
3,669
24.8
5+ Person
1,169
13.8
1,516
10.2
Total Households
8,455
14,820
Average Household
Size
2.79
2.52
Source: 2000 & 2010 Census
Note: Total number of households and average household size obtained from DOF and
distribution extrapolated based on z000 Census figures.
Housing Tenure
The number of owner occupied housing units in the City has not
fluctuated much during the last decade. In z000, La Quinta owners
occupied 81.5 percent of total units in the City, compared to 75.2
percent in 2010.
As shown in Table II-15, the number of owner occupied units decreased
from 81.5 percent in z000 to 75.2 percent (11,152 units) in 201o. The
increase in the proportion of renter occupied housing units in La
Quinta from 18.5 percent (1,566 units) in 2000 to 24.8 percent in 2010
reflects the various factors associated with the recent economic
downturn: job loss, sub -prime lending practices,
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.
Statistics available from DOF as of January 1, 2013, indicate that the
vacancy rate in La Quinta is 36.9 percent, reflecting the seasonal resort
character of the City. The 2010 Census estimated that 74.4 of vacant
housing units in the City are for seasonal or occasional use. On that
basis, the City's actual net vacancy rate is 9.5%.
Of the 8,669 vacant units in 2010, 736 were available for rent, 783 were
available for sale, and 141 had been rented or sold and were awaiting
I;LiP1y1► 4
11-56
occupancy. The remaining 6,448 units were counted as seasonal or
second homes.
Table 11-16
Housing Tenure and Vacanc
Tenure 2010 Percentage
Total Units
Total Units
23,48
ioo.o
Occupied
14,820
63.1
Vacant
8,669
36.
Ownership Units
Total Ownership Units
12,022
100.0
Occupied
111,152
92.8
Vacant
870
7.2
Rental Units
Total Rental Units 14,458
ioo.o
Occupied
3,668
82.
Vacant
790
17.7
Seasonal/Other Units
Total Seasonal Recreational 16,448
Rented or Sold, not occupied 141 Other Vacant 561 —
Source: 2010 Census
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 72 percent of the housing stock in the City of La Quinta
has been built since 19go, and about 42 percent of the current stock
has been constructed since 2000 (see Table II-17). Less than 4 percent
was constructed prior to 1970.
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
HOUSING
11-57
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.
Table 11-17
e of Housing Stock in La Quinta
Year Built
Total
Percenta e
2005-2011
2,161
9.8
2000-2004
7,176
32.5
1990-1999
6,448
29.2
1980-1989
3,658
16.6
1970-1979
1,867
8.4
i96o-1969
427
1.9
1950-1959
159
0.7
1940-1949
84
0.4
Before1939
102
0.5
Total Stock
22,082
100.0
Source: 2007-2011 5-year ACS Census data
Housing Is considered substandard when conditions are found to be
below the minimum standards of living defined by Section loot 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.
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 Methodolga
A citywide survey of the housing stock was conducted in November
zoo7 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:
4116 Structural, such as walls, beams, supports, and columns.
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II-58
•9 Doors and windows, including soffits, overhangs, and entries.
❖ Paint and cosmetics, looking for fading, cracking, or chipping of
paint, stucco, plant-ons, and trim or fascia.
❖ Roofing, looking for missing or broken tiles or shingles, sagging or
bowing, or eave damage.
❖ 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.o 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 to 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
HOUSING
11-59
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 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
HOUSING
11-6o
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, zo 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 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. The County of Riverside also offers
a home repair program.
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
HOUSING
I I-61
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 z000 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 z000 due to a lack of interest from
property owners and contractors.
From 2010 through 2012, the Code Compliance Division has acted on
185 violations relating to the Building Code. While Code Compliance
statistics do not differentiate violation statistics into categories, most
Building Code violations would include conditions which threatened
public health and safety, such as roofing failure, major wall repair,
foundation repair, and similar conditions. All the violations were
corrected.
Rooms per Unit
Table II-18 shows the number of bedrooms per unit, ranging from no
bedroom (studios) to five or more bedrooms. Table II-18 also highlights
the number of bedrooms per unit, in relationship to the total number
of units for both z000 and 2011. The single largest increase
proportionally was in three -bedroom units, which increased 8 percent
from z000 to 2011.
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11-62
Table II-t8
6adrnnmc Par Ilnif_ innn_in11
Bedrooms Per
Unit
2000
%of Total
2011
%of Total
%Chan e'
Studio (no
bedroom
159
1.3
248
1.1
-0.2
1
375
3.2
1,z96
5.5
z.3
2
2,101
17.9
4,510
19.1
1.2
3
7,013
6o.o
1z,z51
52.0
-8.0
4
2,044
17.4
4,595
19.5
z.1
5+
71
o.6
657
2.8
z.z
Total
n,763
100.4
z3,557
100.0
—
nuul �c- nuuu �e,ous, ruin-zon nmencan community purvey.
' This category represents percent change in proportional terns.
Table II-t9 identifies the number of bedrooms in a dwelling unit by
tenure. Three -bedroom units constituted the majority of housing stock
(approximately 59 and 44 percent, respectively) 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 83 percent or rental units. As would be expected, rental
units contained a much higher proportion of one -bedroom units,
providing housing for those who are young, mobile or do not earn
enough to enter homeownership.
11161 INO
11-63
Table II-t9
Bedrooms in Dwelline Unit by Tenure. 2010
Tenure
Number
Percentage
owner Occupied
10,238
too
Studio no bedroom
18
1
i bedroom
84
t
2 bedrooms
1,100
ii
3 bedrooms
6,o66
59
4 bedrooms
2,638
26
5 or more bedrooms
332
3
Renter Occupied
3,643
too
Studio no bedroom
28
t
t bedroom
6o2
17
2 bedrooms
1,110.
30
bedrooms
1,589
44
4 bedrooms
314
9
5 or more bedrooms
0
0
Total
13,881
too
Studio no bedroom
46
t
1 bedroom
686
5
2 bedrooms
2,200
16
3 bedrooms
7,655
55
4 bedrooms
2,952
21
5 or more bedrooms
332
1 2
Source: U.S. Census Bureau, 2008-20+o American Community Survey.
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.
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 II-20,
approximately 49 percent of single-family detached homes and 40
percent of condominiums were listed under $30o,000. Available
condominiums have a wide price range depending on location,
bedroom count, and amenities associated with the subdivision.
The median home sales price for an existing home in the 2nd quarter of
2012 was $330,0oo, an increase of 9.2% over the previous year, but a 15%
drop from the same period in 2oto, when the median sales price stood
at $384,000.
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11-64
Table II-20
Sample Resale Prices of Single -Family Homes
and Condominiums
Single-family
Homes
Condominiums
Price Range
Number
I Percent
Number
Percent
$750,000-
75
13%
o
o%
$3,500,000
$500,000-
83
14.5
13
1o.6
$749,999
$400,000-
45
8%
15
12.2%
$499,999
$350,000-
30
5%
29
$399,999
$300,000-
63
n%
17
13.8%
$349,999
$250,000-
90
15.7%
17
13.8%
$299,999
$200,000-
70
12.2%
19
15.4%
$249,999
$150,000-
79
13.8%
7
5.7%
$199,999
$125,000-
19
3.3%
5
4•�%
$149,999
$75,000-
17
3.0%
$124,999
$0-$74,999
3
0.5%
0
j
E8%
Total
574
100%
iz3
Source:: www.Trulia.com, April 2013 (1�i�i3-4�xo�t3
New Home,
The construction of new homes in the City has been severely curtailed
by the recession. The median price for a new home in the znd quarter of
2012 was $475,000, a 3% decrease from the previous year, and i% less
than in zoto. The new housing market in La Quinta has yet to recover.
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.
During the 2oo6-2013 planning period, the City built affordable for -sale
units in addition to affordable rental projects. Watercolors, a 149-unit
project that opened in 2007, includes two- and three -bedroom units
affordable to moderate income households (ages 55 and over).
1:10161 MO
11-65
Rental Units
Table 11-22 provides a listing of advertised rents for a selection of
apartment properties. These market rate units are largely affordable to
moderate income households of any size. New rental projects in La
Quinta, particularly affordable projects, are incorporating more aspects
of sustainable design and green building.
The Vista Dunes Courtyard Homes project, constructed in 20o8, which
provides 79 rental units affordable to very low income households and
one unit affordable to a moderate income household. Vista Dunes is
the first very low income multifamily project of its size in the country to
achieve LEED Platinum certification. The project provides a swimming
pool, playground, basketball court, and large community multipurpose
room.
Wolff Waters Place, built in 2009, includes 218 green -built apartments,
of which 216 are affordable to very low income households and z are
affordable to moderate income families.
Coral Mountain Apartments is designed for 176 units, of which 36 are
proposed to be affordable to very low income households, 138 to low
income households, and z units will be affordable to moderate income
households. The project will be completed in 2014, early in the planning
period.
Washington Street Apartments consists of 72 existing one -bedroom
apartment units located on approximately 4.7 acres of land. These
units will be rehabilitated by the City, and 68 new one -bedroom units,
on approximately 5 additional acres, will be added.
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.
I.[fl111l►EN1
Table II-21
zartment Market Rental Rates
Name Unit Size
Rental Rate
Villagio at La Quinta
1 & 2 Bdrm
$1,129-1,285
Mediterra
i & 2 Bdrm
$999-1,390
Villa Cortina
1, 2,3 & 4 Bdrm
$666-842
Aventine
1 & 2 Bdrm
$1,045-1,245
Vista Dunes
1, 2 & 3 Bdrm
$277-711
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.
Overcrowding: In response to higher housing prices, lower income
households must often be satisfied with smaller, less adequate housing
for available money.
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.
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.
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11-67
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
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 II-22 lists the percentage of renters and homeowners who
overpay for housing, based on 2005-2009 CHAS data. Approximately 19
percent of all households in La Quinta spent more than 30 percent of
their income on housing costs. More than 33 percent of renter
households (1,245) experienced overpayment, while only 14 percent of
owner households (1,690) overpaid for housing. For extremely low
income households, n.o percent of renters and 3.7 percent of
homeowners overpaid for housing. For very low income households,
13.6 percent of renters and 16.7 percent of homeowners overpaid for
housing. For low income households, 14.8 percent of renters and 26.2
percent of homeowners overpaid. Furthermore, many of these
households were actually paying more than 50 percent of their gross
household income for housing.
HOUSING
11-68
Table II-22
Overoavment by Income Cateeory and Tenure
Number of
Percent
Percent
Household
House-
of
of Total,
Tenure
Income'
Cost Burden'
holds
Over ay3
Extremely Low
Income
30% 50%
25
o.q%
o.z%
Owner
Extremely Low
Greater than
Occupied
Income
50%
405
13.8%
3.5%
Very Low Income
30%-50%
go
3.1%
o.8%
Greater than
VeryLow Income
400
13.6%
3.4%
50%
Low Income
30%-50%
370
12.6%
3.2%
Greater than
Low Income
50%
400
13.6%
3.4%
Total Owner Occupied
Over in
a
t,690
57.6%
14.4%
Extremely Low
Income
30%-50%
175
6.0%
4.7%
Renter
Extremely Low
Greater than
Occupied
Income
50%235
8.0%
6.3%
Very Low Income
30%-50%
100
3.4%
2.7%
Grreaterthan
Very Low Income
300
10.2%
8.o%
50
Low Income
30%-50%
205
7.0%
5.5%
than
Low Income
230
7.8%
6.2%
5oeater
Total Renter Occupied
overpaying
1,24G
42.4%
33.3%
Total households overpaying for housing:
2,935
100.0%
19.0%
Source: 2005-2009 CHAS
Total Owner Occupied =11,7o 5
Total Renter Occupied = 3,735
' Note: HUD and CA HCD use different terminology/methodology to define Household
Income, but they are roughly equivalent. The table above uses HCD's terminology
("extremely low, very low, low") since that's what we use in HE documents.
' Percent of monthly income spent on housing costs, including utilities
3 Percent of households that overpaid.
4 Percent of total households per tenure.
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.
HOUSING
11-69
These overpayment estimates reflect the need for affordable 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 a reflection of current
economic conditions, and the mortgage crisis still under way. In
addition, 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 II-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.
HOUSING
11-70
Table II-23
Affordable Housing Costs by Annual Income
Type
Annual Income
zot;)'
Maximum
Affordable Rent
Payment'
Maximum
Affordable
Purchase Price
Single -Person Household
Extremely Low
$14,100
$3z6
$47,250
�ery Low
$23,450
$543
$85,050
Low
$37,550
$869
$141,750
Moderate
$54,600
$1,365
$217,350
Above Moderate
$54,600+
Above $t,3o3
Above $217,350
Median
$45,500
$1,o85
$179,550
Two -Person Household
Extremely Low
$16,1oo
$403
$50,850
Very Low
$26,800
$670
$91.530
Low
$42.900
$1,07
$t z,550
Moderate
$62,400
$1,56o
$z 3,9to
Above Moderate
$62,400+
Above $1,560
Above $233,910
Median
$52,000
$1,300
$193,230
Four -Person Household
Extremely Low
$20,100
$503
$74,800
ery Low
$33,500
$838
$132,000
Low
$53,600
$1,340
$215,600
Moderate
$78,000
$1,950
$328,900
bove Moderate
$78,000+
Above$1,950
Above $3z8,9oo
Median
$65,000
$1,625
$27z,800
income um¢s esiaonsneo oy nw, 2013.
' Based on 30 percent of income.
3 Based on 35 percent of income, to%down, 4%interest, and 1.25%taxes and homeowner's
insurance monthly.
Affordability of Homeownership
Since 2oo6 the City and Valley have experienced a wide range of
pricing options due to foreclosures and decreases in home values.
While there are still multimillion dollar homes for sale, there are also
new and fairly new homes for sale at prices that are affordable to the
median and moderate income household.
Even with the downturn in the housing market, some single-family
dwellings would be unaffordable to lower income households. The
median sale price range of $330,000 to $475,000, puts single-family
homes out of reach for most of the low and all of the very low income
households in the City.
Affordability of Rental osts
Low and moderate income households can afford to spend $869 to
$1,950 per month on rent and utilities. As shown in Table II-23, the
HOUSING
I I-71
average rent for many of the listed apartments range from $600 to
$1,250—well within the affordable range for these households.
Hundreds of lower and moderate income households are served by
existing projects. Newly constructed income -restricted rental projects
provide 218 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 continue to be found
through income -restricted _housing projects, housing voucher
programs, second units, and employee/guest houses.
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.
Households with lower incomes may permit overcrowding to derive
additional income, or there may be insufficient supply of housing units
in the community to accommodate the demand.
Table II-24 shows that 2.4 percent of the total occupied housing units
were moderately overcrowded from 2.009-2011, a decrease from 3.6
percent in z000.
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
slightly higher than owner occupied, with 2.82 persons per unit as
compared to 2.44 for owner -occupied households'. Although renter
households constituted only 27.1 percent of all households in the City,
approximately 6.0 percent of renters experienced overcrowded
conditions, with 1.8 percent of all renters experiencing severe
overcrowding. In comparison, within owner -occupied households,
which constitute 72.9 percent of all households in the City, 1.1 percent
experienced overcrowded conditions, with 0.2 percent experiencing
severe overcrowding. These numbers have reduced by almost one half
for renter occupied, and more than three -fourths for owner occupied
since the z000 Census.
'U.S. Census Bureau,1000-1olt American Community Survey.
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16.4 percent of renter households (654 households) had five or more
persons, as compared to approximately 6.2 percent of owners. Large
households often require homes with at least three bedrooms.
According to the ACS, there were 3,418 housing units in the City with
four or more bedrooms. Of these, 10.7 percent, or 365 units were
renter occupied.
Table II-24
Ovnrcrnwelino
Owner
Renter
Total Households
% of
% of
% of
Status
Number
Owners
Number
Renters
Number
Total
Not
10,103
98.7
3,313
90.9
13,416
96.7
Overcrowded
Moderately
97
1.0
237
6.5
334
2.4
Overcrowded
Severely
38
0.3
93
2.6
fat
0.9
Overcrowded
Total
10,238 1
foo.o 1
3,643
too.o
13,881
100.0
]ource: u.]. Census Bureau, 2008-2010 American Community Survey.
Note: Universe is total households in occupied housing units. Housing units that exceed
f.o or more persons per room are considered moderately overcrowded. Housing units
that exceed 1.5 or more persons per room are considered severely overcrowded.
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 Per -on,;
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
HOUSING
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repairs. Every effort should be made to maintain their dignity, self-
respect, and quality of life.
According to ACS, 7,734 City residents, or zi percent of the total
population, were 65 years of age or older as compared to 13.4 percent
in z000. Based on 2009-2011 income levels, approximately 7.2 percent
of the senior households have been determined to fall below the
poverty level.
According to ACS, there were 1,971 senior -headed owner occupied
households overpaying for housing. There were 278 senior -headed
rental households overpaying.
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 tt8 senior units in
the low and moderate income price range; and Hadley Villas Senior
Apartments, an affordable project completed in z000 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.
Table II-25
City of La Quinta
Ilnucohnlderc 6c Yaarc and over- by Tenure
Owner-
Renter-
Total Occupied
Occupied
Occupied
Housing Units
Housing Units
Housing Units
Total, City of La Quinta
10,734
3,992
14,726
Total, Householders 65
Years &Over
4,019
911
4,930
Source: 2009-2ott American Community Survey, 3-Year Estimates
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
HOUSING
11-74
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.
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 2009-2011 ACS identified 4,143 persons in the City with disabilities, of
which 1,753 (42.3%) were persons over the age of 65. The table below
identifies the number of disabilities, by type, for La Quinta residents.
Table II-26
City of La Quinta
Number of nic hili+iee_ by nieahili+" T.,..'
Number of
Disabilities
percent of Total
Disabilities
Disabilities, ages o-64
Hearing Difficulty
567
7.4%
Vision Difficulty
210
2.8%
Cognitive Difficulty
954
12.5%
Ambulatory Difficulty
1,3o8
17.1%
Self -Care Difficulty
517
6.8%
Independent Living Difficulty
1,032
13.5%
Total, ages o-64
4,588
6o.o%
Disabilities, ages 65+
Hearing Difficulty
841
11.0%
Vision Difficulty
257
3.4%
Cognitive Difficulty
329
4.3%
Ambulatory Difficulty
9o8
11.9%
Self -Care Difficulty
239
3.1%
Independent Living Difficulty
482
6.3%
Total, ages 65+
3,056
40.0%
TOTAL DISABILITIES,
all age groups:
7,644
100%
Represents the number of disabilities, not the number of individuals.
One individual may have one or more disabilities.
Source: S1810, "Disability Characteristics," City of La Quinta, 2009-2011
American Community Survey 3-Year Estimates.
Disabilities may impair employment opportunities, resulting in limited
or fixed incomes. According to ACS, 844 disabled individuals in the
labor force have incomes below the poverty level. These households
HOUSING
11-75
may face significant challenges to affording adequate housing,
transportation, and health care.
Persons with Developmental Disabilities
Per Senate Bill No. 812, the Housing Element must include analysis of
the special housing needs of individuals with developmental
disabilities. A developmental disability is defined by Section 4512 of the
Welfare and Institutions Code as "a disability that originates before an
individual becomes 18 years old, continues or can be expected to
continue indefinitely, and constitutes a substantial disability for that
individual." This includes mental retardation, cerebral palsy, epilepsy,
and autism, as well as disabling conditions found to be closely related
to mental retardation or to require treatment similar to that required
for individuals with mental retardation, but does not include other
handicapping conditions that are solely physical in nature.
The California Department of Developmental Services (DDS)
implements a statewide system of community -based services for
people with developmental disabilities and their families. DDS
contracts with the Inland Regional Center in Riverside to provide and
coordinate local services in Riverside County, including the City of La
Quinta. The table below quantifies the developmentally disabled
population in La Quinta that is being served by the Inland Regional
Center.
Table II-27
City of La Quanta
Developmentally Disabled Population
Served by Inland Reelonal Center
Age Group
# of Individuals
0-2
8
15
39
16-22
30
z -56
26
7+
4
Total:
107
Includes individuals In zip codes 92253•
Source: Inland Regional Center, November 19, 2012.
Housing needs for individuals with developmentally disabilities can
range from traditional independent living environments, to supervised
group quarters, to institutions where medical care and other services
are provided onsite. Important housing considerations for this group
include proximity to public transportation, accessibility of the home
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and surroundings, access to medical and other public services, and
affordability.
Facilities and services in the Coachella Valley that assist persons with
developmental and physical disabilities include:
o 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.
o Angel View Crippled Children's Foundation, based in Desert Hot
Springs, operates 19 six -bed group homes for children and
young adults with developmental and physical disabilities. The
homes provide 24-hour nursing and/or attendant care and can
accommodate ioo+ individuals at a time. There are 17 homes in
the Coachella Valley, including 12 in Desert Hot Springs, 4 in
Palm Springs, and 1 in Thousand Palms.
o The Inland Regional Center oversees the management of 8
single-family residential facilities in the Coachella Valley. Each
facility houses 4-6 individuals and provides 24/7 staff
supervision. Residents are placed by Inland Regional Center and
must meet State -mandated qualifications.
o Canyon Springs in Cathedral City is a State developmental
center operated by DDS. It provides residential services,
treatment, and job training for up to 63 adults with
developmental disabilities, some of which also have mental
health needs. Referrals for admission are made by the Inland
Regional Center. In November zotz, it served 55 individuals.
o 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.
o 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.
o Cathedral City — HIV/AIDS Facility: A 25-bed permanent
residence facility for persons with HIV/AIDS.
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o FISH of Lower Coachella Valley — Indio: Provides transportation
and emergency food, and operates a "good neighbor"
program.
o 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.
o 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.
o 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.
Large Family Households
The 20o9-2oil ACS reported 1,319 households in the City of La Quinta
with five or more persons, which constitutes 9.o percent of all
households. This represents a 10 percent increase from the year 2000
(1,196 households). 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.
Table II-28 presents tenure of housing units by number of persons in
the unit in based on 2009-2011 ACS data. The table shows that large
households are equally comprised (50150) of owner occupied and
renter occupied households (665 owner occupied, 654 renter
occupied). Large owner -occupied units comprise 6 percent of all
owner -occupied housing, and large renter -occupied units comprise 16
percent of all renter -occupied; units. This increase is small when
compared to the 56% increase in total population in the City for the
same period.
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Table II-28
Lar¢e Households by Tenure
Number of Persons
in Household
Owner
Occupied
Renter
Occupied
Total
Five
429
258
687
Six
182
266
448
Seven or More
54
130
184
Total
665
654
1,319
Source: U.S. Census. 2009-2011 American Community Survey.
Multifamily housing rental stock consists primarily of one-, two -and
three -bedroom units. Single family development in the Cove 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.
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. In particular, female -headed households
can experience lower incomes, higher living expenses, higher poverty
rates, and low rates of homeownership. Finding adequate and
affordable housing is a high priority. Special considerations for this
population include proximity to schools, childcare, employment, and
health care.
In 2010 La Quinta was home to 2,026 single -parent households, of
which 1,461 were female -headed. 16.1 percent of the City's female -
headed families lived in poverty, compared to 5 percent of married
couple families.
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,
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.
MUM 4
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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. Based on 2oo9-2ott ACS data,
there were 74 persons employed in "agriculture, forestry, fishing and
hunting,.and mining" in the City, which constitutes less than t% of the
City's civilian employed population 16 years and over'. 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.
Extremely Low Income Households
Extremely low income households are households earning less than 30
percent of the HUD Area Median Family Income (HAMFI). These
households often face significant financial challenges to affording
adequate housing and therefore are considered a subpopulation with
special housing needs.
According to 2005-2009 CHAS data there are 1,100 extremely low
income households in La Quinta, consisting of 485 renter households
and 615 owner households. Accordingly, the City's projected need for
very low income households is 91 households (25 percent of its 2006-
2014 RHNA total housing allocation).
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.
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
' U.S. Census, 2oog-2oit American Community Survey.
HOUSING
11-8o
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
2oo8 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 P rconc,
The Riverside County Department of Public Social Services completed a
homeless count in 2011 for all cities and some unincorporated areas in
the County. That effort identified 3 homeless persons in La Quinta, all 3
bring "unsheltered" individuals (living on streets or in vehicles,
encampments, storage structures, or other places unfit for human
habitation) and o "sheltered" individuals (in emergency shelters or
transitional housing).3 This estimate represents less than o.00i% of the
City's total zolo Census population of 37,467 people. The actual
number of homeless may be higher given that many individuals,
particularly women and children, remain hidden for safety or stay in
locations where they cannot be seen. This represents an increase of
89% over the County's 2009 count (38 individuals).
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 II-29.
While the City has supported the CVAG Homeless Committee efforts,
the City did not participate in funding Roy's Desert Resource Center
("Roy's"), which is in the west end of the Coachella Valley. Instead, in
October 2o1o, the City committed funding toward a new facility for the
3 Figure 3, "Homeless County & Survey Comprehensive Report," prepared for
Riverside County Department of Public Social Services, zott.
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Coachella Valley Rescue Mission, which currently shelters i5o+ men,
women and children and is located in Indio. The City Council also
committed funding to Martha's Village and Kitchen toward
construction of their new facility. The City believes these facilities to be
a more logical resource for La Quinta's homeless, due to proximity to
La Quinta.
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.
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Table II-29
Coachella Vallev Homeless Shelter Resources zoo?
Clientele
Type of
or Needs
Number
Shelter Name
Shelter
City
Served
of Beds'
Coachella Valley Services
and Overnight Shelter (CV-
Emergency
Coachella
General
25
SOS
Valley
Men,
Coachella Valley Rescue
Emergency
Indio
women,
So
Mission
and
children
Nightingale Manor
Emergency
Palm
Families
50
Springs
Undisclosed
Shelter from the Storm
Emergency
-Coachella
Domestic
6o
Valle
Violence
Martha's Village and Kitchen
Emer
Indio
General
100
emer/iz0
&Trans
trans
ABC Recovery Center
Transitional
Indio
Substance
qD
Abuse
Desert Horizon
Transitional
Palm
General
3z
Springs
Scattered
Episcopal Community
Site-
Services
Transitional
Coachella
HIV/AIDS
3q
Valle
Undisclosed
Domestic
Shelter From The Storm
Transitional
- Coachella
Violence
39
Valley
Victims
Roy's Desert Resource
Palm
Center
permanent
General
90
Desert Vista Permanent
—Springs
Undisclosed
Disabled
Supportive Housing
Permanent
- Coachella
Men and
40
Valley
Women
Casa San Miguel
Permanent
cathedralCity
HIV/AIDS
25
Persons
Scattered
With
Episcopal Community
Site-
Disabilities
Services
permanent
Coachella
and
40
Valley
Chronically
Homeless
Persons
Shelter Plus Care TBRA
Permanent
Indio
With
z3
Disabilities/
Mentally III
Source: Desert SOS
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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.
The RHNA calculates the projected new construction need necessary
to accommodate the anticipated population through October 2021.
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 2014 RHNA proposes that La Quinta construct 364 new housing
units to accommodate housing needs for all income groups during the
planning period January 2014 through October 2021. These units are
distributed by income category as illustrated in Table II-30.
According to SCAG, 91 new units are needed to accommodate very low
income households, 61 .new units to accommodate low income
households, and 66 new units to meet the needs of moderate income
households. Approximately 40 percent of the new units (146) cited by
the RHNA to accommodate growth will be for above moderate income
households, provided through market -rate housing.
The City's 364-unit future housing need is a 1.5 percent increase in the
number of existing households (23,489 in zoto), and approximately 2.3
percent of the Coachella Valley's future housing need.
Table II-3o
2014-2021 Regional Housing Needs Assessment
Household Income
Levels
Income as a Percent of
County Median
RHNA
Allocation
Percent
Very Low
Less than 5o%
91
25.0
Low
51%-80%
61
17.1
Moderate
81%-120%
66
18.2
Above -Moderate
Over120%
146
39.7
Totals
364
t00%
Source: Regional Housing Needs Assessment for Southern California, September 2012,
prepared by SCAG.
t Total number of units and percentage are affected by rounding error.
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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.
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.
Land and Consti-Liction Costi
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 2013 residential land acquisitions show that vacant
residential land outside of the Village area costs between $80,000 and
$125,000 per acre. Village Commercial land, which has the potential for
up to 16 dwelling units per acre, sells for up to $590,000 per acre,
based on current listings and sales in the area.
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 zo 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
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agreement with a public agency providing assistance to the project,
except for certain types of affordable housing. All cities are affected by
these laws.
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 tz 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.
First-time home buyers are the group most impacted by financing
requirements. The currently low mortgage rates (at or below 4
percent), facilitate first time home buying.
Typically, conventional home loans will require 5 to zo 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.
Governmental Constraints
The City has traditionally exercised authority in the areas of land use
controls, site improvement requirements, building codes, fees, and
other regulatory programs.
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General Plan Land Use D signs ions
The 2012 Land Use Element provides a consolidation of several land use
designations used in the previous 2002 General Plan. Residential land
use designations, which were previously defined in in five categories,
have been reduced to two. The two residential designations include
Low Density Residential and Medium/High Density Residential. The
densities of individual parcels are further refined in the Zoning
Ordinance.
Under Program LU-7.1.a (Policy LU-7.1), the City has established a
mixed -use overlay that allows for the construction of housing to be
integrated in various ways such as above office space or commercial
uses. The overlay is applied to all commercial zones. The mixed use
overlay works together with the affordable housing overlay to raise
densities to 24 units per acre (not including density bonus). The density
ranges allowed for each residential district used to calculate housing at
build out are listed in Table II-31.
Table II-31
Residential General Plan and Zonino Distrietc
General Plan
Zoning
Density
Purpose
Very Low Density
Up to z units
One -to two-story single-family
Residential (RVL)
per acre
detached homes on large lots; at
Low Density
the southeastern boundary of the
City.
Low Density
Up to 4 units
Single-family attached and
Residential (RL)
per acre
detached development, both in a
country club setting and in
standard subdivisions.
Agriculture/
Applied to
Allows continuation of
Equestrian
underlying
agricultural activities in Vista
Residential Overlay
residential
Santa Rosa area.
AiER
designations
Medium Density
Up to 8 units
One -to two-story single-family
Residential (RM)
per acre
detached and attached homes on
Cove Residential
medium to small sized lots;
(RC)
clustered small dwellings, such as
Medium High
one to two-story single-family
Density
condominiums, townhomes, or
apartment and duplexes.
Medium High
Up toiz
One -to two-story, single-family
Density Residential
units per
detached homes on small lots;
(RMH)
acre
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.
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Table 11-31
Residential General Plan and Zonine Districts
General Plan
Zoning
Density
Purpose
High Density
Up to 24
One -to two-story single-family
Residential (RH)
units per
attached homes; one -to three -
acre for
story townhomes and multifamily
affordable
dwellings. Duplex and multiplex
housing sites
development is the most
common. Mobile home parks or
subdivisions with common area
amenities and open space may
also be allowed subject to a
Conditional Use Permit.
General
Regional
Up to 24
High density residential uses are
Commercial
Commercial (CR)
units per
permitted.
Commercial Park
acre for
(CP)
affordable
Community
housing
Commercial (CC)
Neighborhood
Commercial (CN)
Office Commercial
CO
Village Commercial
Village Commercial
Up to 24
Medium High and High Density
NO
units per
residential land uses are
acre for
appropriate. Livelwork housing is
affordable
permitted.
housing
Tourist Commercial
Tourist Commercial
Upt024
Single and multifamily residential
(CT)
units per
and condominium development is
acre for
permitted.
affordable
housing
Source: City of La Quinta General Plan and Municipal Code 2012
Municipal Code
The residential zone portions of the Municipal Code impact housing
affordability in several ways. The Zoning Code regulates such features
as 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 II-32.
Residential land use regulations allow for single-family detached
development by right at allowable densities between o and tz units per
acre. Single-family detached housing at higher densities may be
achieved with a Specific Plan for individual projects as long as overall
density is not exceeded. Single-family attached and multifamily
development is permitted by right at densities between 8 and 24 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 24 units per acre for affordable housing in the High
Density and all Commercial categories. If a density bonus is utilized,
greater residential densities may be achieved in any zone. Table II-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 LDR designation (up to four
units per acre). 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.
The Zoning Ordinance permits guest houses without a Minor Use
Permit. Guest houses are affordable to all income levels because they
are provided free -of -charge. 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 7,2oo-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 Medium/High Density
Residential designation. 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.
Multifamily development is allowed in all three zones with a Site
Development Permit, via design review approved at regularly
scheduled Planning Commission public hearings.
The City's Zoning Code 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.
Residential Uses in Nonresidential Districts
There are development opportunities for residential uses in several of
La Quinta's nonresidential zones (Table 11-34). Single-family residential
uses are permitted under a specific plan in the Regional Commercial
(CR) zone. Multifamily housing is permitted in most commercial zones.
Residential uses at densities consistent with the High Density
residential designations are permitted in the Village Commercial
District subject to the granting of a Village Use Permit, which is
required for all 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
ioo 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
HOUSING
11-90
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. Under the current height standard, a mixed -
use project could construct three stories of development. For example,
if a project consisted of two levels of residential development, a
project built at 24 units per acre would only need 18,000 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. The City, in the 2oo6-zo13 planning
cycle, increased density to 24 units per acre, and height limits in
commercial zones to 40 feet for affordable housing projects. 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
commercial zones must conform to the Affordable Housing Overlay
and Mixed Use development standards. These zones do not have any
performance requirements that mandate commercial or other
nonresidential development. Expanding opportunities for vertically
mixed -use development increases the City's capacity for new attached.
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.
Boarding houses, senior group housing, and SRO hotels are
conditionally permitted in the CR zone. Emergency shelters are
permitted in all commercial zones. The City does not regulate supportive
or transitional housing which occurs in single family homes and includes 6 or
fewer residents. Transitional and supportive shelters for 7 or more that
include social or medical services are permitted in residential zones
with the same permitting requirements as similar uses in those zones.
Transitional and supportive shelters that only provide housing are
permitted as a residential use and only subject to those restrictions that
apply to other residential uses of the same type in the same zone.
1.[fl119I,11[d
Table II-32
3013 Residential Development Standards
Development
Standard
RVL
RL
RC
RM
RMH
RH
RSP
RR
Min. Lot Size for
Single -Family
20,000
7,200
7,200
3,600
2,000
[A]
[C]
Dwelling
Min. Project Size for
NIA
NIA
NIA
NIA
20,00
20,00
(A)
NIA
MultifamilyProjects cts
o
0
Min. Lot Frontage
for Single -Family
too
6o
6o
50
40
NIA
[A]
[C]
Dwellings ft
Min. Frontage for
NIA
NIA
NIA
NIA
too
too
[A]
[C]
Multifamily Projects
Max. Structure
zg
zg
17
zg
zg
40
50
35
Hel ht ft '
Max. No. of Stories
z
z
t
z
x
3
4
z
Min. Front Yard
30
zo
zo
zo
zo
zo
[A]
[D]
Setback ft
Min. Garage Setback
NIA
zo
zo
zo
zo
zo
A
D
Min. Interior/Exterior
Side Yard Setback
10120
5110
5110
5110
5110
10115
[A)
ID]
ft
Min. Rear Yard
30
zolto
to
15
15
zo
[A]
[D]
Setback ft
Max. Lot Coverage
40
50
6o
6o
6o
6o
[A]
[C]
% of net lot area
Min. Livable Area
1'400
MF:
Excluding Garage
2,500
1,400
1,400
1,400
(MF:
[A]
[C]
s
750
750
Min. Common Open
NIA
NIA
NIA
30%
30%
30%
[A]
[C]
Area
Min. Perimeter
Landscape Setbacks
10120
tolzo
NIA
10120
folio
tolzo
[B]
[C)
ft
Source: City of La Qulnta Municipal Code 2013
'Within t5o feet of any General Plan designated Image Corridor is 17 feet in the RC zone and za
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
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Table II-33
2013 Permitted Residential Uses by Residential Zoning District
Residential Zoning District
Very
Medium
Low
Low
Cove
edium
Hi h
High
Land Use
RVL
RL
RC
I RM
RMH
RH
Conventional
HousinLy
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
P
P
P
P
P
X
Manufactured Home
Resort Residential
C
C
X
C
C
C
Special Needs Housing
Congregate Living
Facilit <6 '
P
P
P
P
P
X
Congregate Care
Facilit '
C
C
C
C
C
C
Emergency Shelter
X
X
X
X
X
X
Guest House
A
A
A
X
X
X
Residential Care
Facilityx6 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
Housing7+ '
X
X
X
X
C
C
Single Room
occupancy'
X
X
X
X
X
X
Supportive and
Transitional Shelter
X
X
X
C
C
C
Source: City of La Quinta Municipal Code 2008
P = Principal use; C = Conditional use permit; M = Minor use permit; 5= Specific plan; A=Accessory use; X=
Prohibited use
' 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.
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' 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.
' 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.
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.
' 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).
' 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.
Table 11-34
aota Permitted Residential Uses by Nonresidential Zonini; District
Zoning District
Major
Regional
Commercial
Community
Neighbor-hoo
Tourist
Office
community
Village
Land Use
Commercial
Park
Commercial
Commerdai
Commercial
Commercial
Facilities
Commercial
CR
CP
CC
CN
CT
CO
MC
VC
Conventional Housing
Single -Family
S
X
X
X
X
X
X
V
Residential
Multifamily Housing
AHO
AHO
AHO
AHO
AHO
AHO
AHO
AHO
Resort Residential
S
X
C
X
C
X
X
X
RV Rental/ Ownership
C
X
C
X
C
X
X
X
Parks
Special Needs Housing
Emergency Shelter
P
P
P
P
P
P
P
P
Rooming/
C
X
X
X
X
X
X
X
Boarding Housing
Senior Group Housing'
C
X
X
X
X
X
X
X
Single Room
C
X
X
X
X
X
X
X
Occu ancy Hotel'
Transitional Shelter
C
X
X
X
X
X
C
X
Source: City of La Quints Municipal Code son
P = Principal use; C = Conditional use permit M = Minor use permit S= Specific plan; V = Village Use Permit; A= Accessory use; X = Prohibited 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.
' Multifamily housing includes duplexes,apartments, and other types of housing for multiple families.
' A residential development that is developed or substantially renovated for and occupied by seven or more senior citizens (includes senior citizen hotels, retirement
hotels and senior citizen apartments).
' 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 anc
sink. Shower, kitchen, and laundry facilities may be shared.
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Densmly 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 updated its zoning code to reflect amendments to density
bonus law during the 2oo6-2013 planning period.
A density bonus of zo 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 io percent of the units at
rates affordable to low income households. If io 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 zo percent. 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 32 units per
acre in the high density and mixed -use zones and specific plans.
Projects that are restricted to senior residents are also eligible to a
density bonus of zo percent without any income -restricted units. The
density bonus is not required to exceed zo percent and is not subject
to the sliding scale mentioned above unless a minimum number of
income -restricted units are included.
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 zoo7 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.
HOUSING
11-95
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
9.6o.too, 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 City has
also amended its zoning code to remove the requirement for a minor
use permit, and to allow cooking facilities in guest houses, similar to
second units.
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 II-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.
HOUSING
11-96
The City is currently updating the Zoning Ordinance to allow the
reduction or modification of parking requirements associated with
multi -family development.
Table II-35
Parkine Renuirementc fnr Recidantial I leac
Land Use
Minimum Off -Street
Guest Spaces
Parkin S aces
Single -Family Units
Single -Family Detached,
z spaces per unit in a garage
0.5 guest space per unit if
Single -Family Attached
Tandem garages allowed in
no on -street parking is
and Duplex
RC zone
available
Townhome
z spaces per unit in a garage
0.8 guests ace per unit
Mobile Home Park
z covered spaces per unit
0.8 guest space per unit
tandem ermitted
Multifamily Units
Studio
1 covered space per unit
0.5 guest space per unit
One Bedroom
1.2 covered spaces per unit
2.5 uest space per unit
Two Bedrooms
z covered spaces per unit
0.5 guest space per unit
Three or More Bedrooms
3 covered spaces per unit,
0.5 guest space per unit
Plus 0.5 covered space per
each bedroom over three
Special Needs
Guest House/Employee
1covered or uncovered
Quarters
space. This space shall not
be tandem.
Second Unit
1 covered or uncovered
space. This space shall not
be tandem.
Senior Group Housing,
5 covered spaces per unit
0.5 guest space per unit
Senior Citizen Hotel, and
Congregate Care Facility
Single Room Occupancy
I space per sleeping room
Hotel
wince: Uly OI La ljuin[a Municipal Loce 2006
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 required throughout
California with public safety as the underlying factor. Pertinent
improvements include:
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• 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, multi -purpose paths, and other
required facilities,
• Minimum landscape setback widths shall be zo feet from
primary arterial streets, io feet from secondary arterial streets,
and io feet from collector streets.
• Local streets shall be a minimum of 60 feet in width with 36-4o
feet curb to curb, and 10-12 feet for landscape parkway and cul-
de-sacs shall be a minimum width of 50 feet with 32-36 feet
curb to curb and 7-9 feet for landscape parkway,
• Private streets are limited to 36 feet in width when parking is
double loaded, 32 feet when single loaded,
• 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 dulac,
• Transit facilities such as bus turnouts and covered bus shelters
and benches are required if a bus stop occurs adjacent to the
development site, on General Plan designated arterial and
collector streets,
• street width transitions; pavement elevation transitions and
other incidental work deemed necessary for public safety may
be required immediately adjacent to the development site,
• Other improvements required to be provided by the developer
may include traffic signs; channelization markings/devices; street
name signs; medians; and mailbox clusters,
• 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.
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
HOUSING
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application processing times identified in Table II-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 II-37.
Table II-36
Local Development Prnreccina Timec
tem
Typical Length of rime
From Submittal to Public Hearin
rmit
t-z weeks
Villageermit
RConditional
9-12 weeks
ment Permit
8-10 weeks
se Permit
9-tz weeks
ct 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: Lily or La ttumta zooa
Table II-37
State Development Prnreccina Time I imi►e
Item
State Maximum
General Plan Amendment
None
Zone Change
None
Subdivision Action on Tentative Map
50 Days
Environmental DocumentationlCEQA
Review of Application for Completeness_
30 Days
Determination of NEG DEC or EIR
Requirement'
30 Days
Completion of NEG DEC Requirement
toy Days
Certification of Final EIR
t Year
wurce:: Lily or ca ciumca z000
' The City attempts to process the Negative Declaration so that it runs with application
Site Development Permit
The purpose of the site development permit process is to review
detailed plans for proposed development projects to ensure that the
standards of the Zoning Code, including 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.
A Site Development Permit may take a minimum of 6 weeks for review,
but the process could take as long as almost 3 months, if unforeseen
complications arise. 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 only residential use requiring a MUP is manufactured housing
established on a single-family lot. Most MVPs are administratively
approved by Planning Department staff. On rare occasions, the project
may be 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 for senior group housing proposed
in a CR, RMH, or RH zones, and for congregate care facilities in any
residential designation. The CR zone also permits single-family
residential and mixed -use office/residential with a specific plan and,
multifamily uses and SRO uses with.a CUP.
The requirement for a CUP requires a public hearing before the
Planning Commission. However, a CUP is often processed concurrently
with an SDP; therefore no additional time is required for the processing
of the CUP.
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
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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 inhibit the
process or cost of building affordable housing.
Specific Plan
Specific plans are unique regulations designed to provide more
flexibility than permitted through the Municipal Code. The processing
of a specific plan can add 6 weeks to the 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 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. The City also provides for discounted
application fees when multiple applications are filed concurrently.
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. The preliminary development plan process is free of
HOUSING
11-toi
charge and encouraged as a means of providing clarity to the
development community.
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 are permitted in
the VC zone with a VUP. Most projects in the VC zone are infill and are
exempt from CEQA and associated fees, thus streamlining the process
and reducing development costs. The Village at La Quinta Design
Guidelines (Guidelines) encourages the development of residential and
mixed uses in the Village, and provides a greater level of flexibility for
the applicant. The land use section sets forth 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
The Guidelines provide more flexible design standards and do not
contain requirements or standards that constrain the development of
affordable or market rate housing.
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. Mixed Use is allowed in most commercial
zones in the City. The City has not determined any conditions of
approval specific to mixed use development; conditions are
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 process in La Quinta has not posed a constraint to
affordable housing projects.
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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 II-38), and other special district assessments that will impact
residential projects. 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.
Costs associated with the permitting process are a potential constraint
to the development of low-income housing. Table II-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. In addition to
these fees, all residential development whether in La Quinta or
elsewhere in California is required to pay the State mandated school
impact fee, which varies from year to year. In general, for residential
development, the school impact fee is approximately $2.65 per square
foot. The City has no control over this fee, and as it is charged in all
cities, it cannot be considered a constraint on development in La
Quinta.
The City has recently overhauled its planning fee schedule, and also has
joined into the regional Transportation Uniform Mitigation Fee (TUMF)
program administered through CVAG. These fees and assessments
correspond to and pay for the cost of processing various types of
applications, as shown in Table II-4o. However, the City offers a 75
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 75 percent discount. The City is also now tracking its
applications on a time and deposit basis, as part of implementing the
new fee schedule.
R910- li;Co
11-103
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.
Table II-38
Irnnart Fees Per Unit of Development
Land Use Type
Development Units
Fee
Residential SFD '
Dwelling Unit
$6,894
Residential (SFA)'
Dwelling Unit
$6,681
Residential (MFA)3
Dwelling Unit
$5,030
Office/Hospital
i,000 SF
$5,379
General Commercial
i,0000 KSF
$6,456
Tourist Commercial
Room
$2,185
Golf Courses
Acre
1 $957
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Table II-39
Development Fees for Typical Sin¢le-Family and Multifamily Homes
Type of Fee
Cost Per Unit
MultifamilySingle-Family'
Building Fees
Construction
$422
$591
Plan Check (Standard Plan)
$616
$818
Mechanical
$69
$75
Plumbing
t Bath = $tzo
z Bath = $144
Electrical
$126
$176
Strong Motion Instrumentation
$5
$9
Grading
$zo
$zo
CVWD Water/Sewer Fee
$4, z5
1 $4,325
TUMF*
$1,276.8o
$1,837.44
Other Fees
Location
Development Impact Fee
$5,030
$6,894 SFD
Multi -Species Habitat Conservation Plan 3
$521
$1,284
Fish and Game Fee (unfinished lot)
Negative Declaration -flat $2,057 fee
$z o5z
$z o Sz
Art in Public Places (Total Value) Based
on project valuation charged at one-
quarter of 1 percent of anything over
$200,000 or f 20 minimum
$zo
$zo
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
$13,326
$16,408
Source: City of La Quinta 2013
' Calculated on a 950-square-foot unit for both 8 units per acre and 16 units per acre on a one -
acre parcel.
' Calculated on a 1,5oo-square-foot home for both single-family detached and single-family
attached at 3 units per acre on a one -acre parcel.
3 $1,284/unit at o-8 DU/AC, $521junit at 8.01-14 DU/AC, and $235/unit at>14 DUTAC
*Based on trips generated per unit
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II-105
Table II-40
Planning Department Fee Schedule
Item/Type Permit Base Fee
General
Conditional Use Permit.
General'
Amendment
$3,968
$1,859
Site Development Permit
Amendment*
Time Extensions*
$5,577
$2,850
$1,359
Village Use Permit
$5,577
Minor Use Permit*
$zoo
General Plan Amendment
$6,14
Specific Plan
$6,2 2
Specific Plan Amendments
$2, 6o
Temporary Use Permit*
$zoo
Variance
$1,359
Certificate of Zoning Compliance*
$572
Change of Zone
$6,149
Zoning Text Amendment
$6,149
Sign Permit*
$200
Sign Program - When submitted after Site
Development Permit approval
$2,181
Land Division
Parcel Map _
Waiver*
Amendment*
Revision*
Time Extension*
$3,432
$1,216
$2,038
$2,038
$715
Subdivision
Tentative Tract Map
Tentative Tract Amendment
Time Extension*
$5,577
$2,681
$787
Statutory Condominium Subdivision
$3,861
Certificate of Compliance*
572
Other Permits and Fees
Appeals*
$1,573
Environmental Assessment
$286
Development Areement
$1,859
Source: City of La Quinta 2013
* = Permit usually does not require CE A review.
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I I-1o6
B uic'IdinL' Codes and Enforcement
The City of La Quinta has adopted the following State Codes: zoio
California Building Code, 2010 California Mechanical Code, 2010
California Plumbing Code, 2010 California Energy Code, and the 2010
California Electrical Code. In addition, the City enforces the zoio
California Code Fire Code, Residential Code, and Green Code. Starting
in 2014, the City will begin enforcing the respective 2013 Codes.
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
City has not made substantive amendments to the code that would
adversely affect housing.
The City of La Quinta enforces the Housing Code which 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 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 Ho using for Persons with Disabilities
State law, per Senate Bill 52o, 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 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. The City
integrated a reasonable accommodation process into its Zoning
Ordinance during the last planning period.
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11-t 07
The updated Zoning Code does not 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 affordable, senior and special needs housing,
including senior and/or group homes, if a project proponent can
demonstrate a reduced need for parking. The City also enforces ADA
standards for the number of parking spaces required for persons with
disabilities.
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 established by the federal government, the
conditions for senior housing in both residential and nonresidential
zones do not affect the development of housing for persons with
disabilities.
There are no minimum distance standards between two or more
special needs housing developments.
The City of La Quinta has adopted the 2010 California Building Code, as
well as the zoio California Mechanical, Electrical, Energy, Fire,
Residential, -.Green and Plumbing Codes. No amendments have been
made to the codes that would diminish the ability to accommodate
persons with disabilities. Starting in 2014, the City will begin enforcing
the respective 2013 Codes. 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 reviewed at the inspection phase for
conformance 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.
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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 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 , 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.
Environmental and Infrastructure Constraints
Development of new housing in La Quinta will continue to take place
both north and south of Highway ill. Public services and infrastructure
are being upgraded and expanded within the City. Major flood control
programs have been funded by the City and constructed by the
Coachella Valley Water District (CVWD) for the protection of the Cove
Area. In response to growth, Desert Sands 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. 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.
The City of La Quinta is served by Southern California Gas Company.
The Southern California Gas 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 any development. Developers are
required to provide parks or in -lieu fees as part of a 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.
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11-io9
opportunities for Energy Conservation
The City has adopted 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.
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.
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..
Green Builder is a voluntary environmental building and certification
program for residential construction. 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.
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.
HOUSING
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, 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.
City Projects
The City has undertaken an aggressive series of green building
programs that demonstrate the opportunities available to reduce the
overall environmental impact of new developments. The Title 24
energy efficiency requirements significantly increase the overall energy
efficiency of all new construction.
Vista Dunes Courtyard Homes
Located at 78-990 Miles Avenue (just west of Adams Street), the Vista
Dunes project consists of 8o 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 in electric utility costs. Water saving improvements will reduce
water usage by 1,9oo,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.
At the time of its development, Vista Dunes Courtyard Homes was the
first LEED Platinum certified multifamily affordable housing
development of its size in the country.
The City maintains 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
This development exceeds Title 24 requirements by 24 percent and will
save approximately 2,000,000 gallons of water from interior water use
alone. Compliance with the new CVWD Ordinance will further reduce
exterior water use.
;[i11191►[0l
The project is LEED certified and includes 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.
Greenhouse Gas Reduction Plan
In conjunction with the adoption of its 2013 General Plan, the City
adopted a Greenhouse Gas Reduction Plan. The Plan provides
residents, business owners and land owners with a broad range of
measures designed to reduce energy use and the use of fossil fuels.
The Plan will be effective in reducing costs for existing homes and for
new residential development. It will also allow changes in driving
patterns, transit use and other measures that will reduce the City's
dependence on traditional energy sources.
Future Ci y Programs/Actions
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 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, and City maintenance
equipment.
The City's 2013 General Plan includes a Livable Community Element that
provides direction on building siting, mixed use site planning, and
energy reduction techniques. The element also includes a suite of
policies and programs designed to lower energy costs, promote
healthy living, and encourage high quality design.
Under the direction of the City Manager's Office, Community
Development and Community Services Department staff play an
instrumental role in educating the community on water conservation
programs and resources.
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Energy Conservation Partners
In developing a better La Quinta 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.
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 reduce energy use by 10
percent more by taking advantage of IID programs. IID offers rebate
programs on the purchase of higher efficiency air conditioning
units,the purchase of high efficiency refrigerators, and programmable
thermostats. Additionally, product rebates are offered on ENERGY
STAR equipment such as home and office electronics. III) also offers
free in -home energy audits to its residential customers.
IID also provides commercial programs such as audits for both older
facilities and new construction; for new construction, IID offers design
assistance. Rebate programs have been offered for solar panels and
energy -efficient motors.
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I I-11 j
HOUSING RESOURCES
The City's RHNA is 364 units for the 2014-2021 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 91 units of housing affordable to
very low income households, 61 affordable for low income households,
66 affordable for moderate income households, and 146 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. The City will rely on the construction of
new units on vacant lands to meet its housing needs between 2014 and
2021.
Constructed and Approved Housing Units
During the 2014-2021 planning period, the City anticipates the
rehabilitation and expansion of the Washington Street apartments.
This project, which currently provides 72 affordable housing units, is
planned to expand by constructing an additional 68 units affordable to
very low income seniors. Of these 68 units, 26 are planned for
extremely low income households. The project has been entitled, and
is securing tax credit financing in 2013. Construction is expected to
begin in 2014.
Coral Mountain Apartments consists of 176 units, of which 36 are
proposed to be affordable to very low income households, 138 to low
income households, and z units will be affordable to moderate income
households. The apartments will be completed in 2014, early in the
2014-2021 planning period.
With the construction of these two projects, the City will meet all of its
RHNA requirements for very low and low income households. The
projects will result in the construction of 104 very low income units (13
more than the RHNA), and 138 low income units (72 more than the
RHNA).
As discussed earlier in this Element, current conditions in the real
estate market make it possible for a moderate income household to
afford market rate housing. Further, the rental market offers a broad
range of units at rental rates of up to $1,285 per month. Table II.41
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demonstrates the affordability of market rate rentals and home
purchases in La Quinta for a moderate income four person household.
Table 11-41
Affordability of Housing 2013
Ownership
Rental
Median Existing
$330,000
N/A
Single Family
Purchase Price
Mortgage Costs
$1,762
N/A
PITI
Rental Rate
N/A
$1,285
30% of Moderate
$1,950
$1,950
Household Income ___r_
Affordability
$188
$665
Gap/Overage
As shown in the table, the rental and resale market can accommodate
some of the City's expected moderate income households during the
2014-2021 planning period. Altogether, the City has a moderate income
RHNA of 66. Two units will be available for moderate income
households at the Coral Mountain Apartments, and market rate rentals
and resales will likely address the remaining need. The City had a
vacant rental and ownership inventory of 1,66o units (see Table II-12) in
zolo. The DOF estimates a similar vacancy rate in 2013. There is
therefore considerable inventory available to meet the City's moderate
and above moderate income RHNA of 18o units. The inventory of sites
includes additional parcels (see below) that could accommodate
moderate income housing.
With the elimination of Redevelopment by the State, the City's ability
to provide affordable housing in the future has essentially been
eliminated. Given the City's active participation in affordable housing
projects, this loss will be difficult to fill. The affordable housing needs
of the community will forcibly require third party investment, whether
from governmental or private sector sources.
HOUSING
Table 11-42
Constructed, Approved, and Pending Residential Projects
Very
Above
Project
Low
Low
Moderate
Moderate
Total
Market Rate Projects
Above Moderate
Income Projects'
0
0 0
4,752
4,752
Income -Restricted Projects
Coral Mountain
Apartments
36
138
2
0
176
Washington Street
68
0
0
0
68
-Apartments
Total
Constructed/Approved
Projects
104
138
2
4,752
4,996
20o6-2014 RHNA
91
61
66
146
364
Balance of RHNA
Allocation
13
77
64
4,683
64
Source: SCAG RHNA, City of La cuinta
' Based on vacant land available in the Low Density Residential General Plan category.
2 The units shown are new units and are in addition to 72 existing units that will be
rehabilitated as a part of the project.
Available Land for Housing
With the previously described housing production credits, the City of
La Quinta has a remaining unmet RHNA of 64 units for moderate
income households. The Housing Element must identify available sites
within the City that can accommodate the remaining unmet RHNA.
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.
Available Vacant Land
The vacant land inventory only includes parcels that the City has
identified as having the potential to develop during the 2014-2021
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 jot consolidation in this district
through incentives provided in Programs 1.5 and 3.5. The City's flexible
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11-116
development and use standards further facilitate the development of a
range of housing types.
Table II-43 provide a summary and illustration of the vacant land
development potential within the City. All these sites were included in
the City's inventory for the 2oo6-2013 planning period, but were not
utilized.
Table 11-43
Vacant Landlnventory
Map
Owner
APN
Acres
Existing
Projected
Projected
Key
GPJZonlng
Density
Yield
RMH Sites
14.0
28o
1'
AH
14.0
DR/RMOH(AH
zo
z8o
o4o_01j
Village Sites
770-1zz-
za
X
015
0.1
VC/VC
14
1
77o-1zz-
zb
Y
014
0.1
VCNC
14
1
77o-1zz-
zc
Y
013
0.1
vCNC
14
1
77o-1zz-
zd
z
012
0.1
VCNC
14
1
77o-1zz-
ze
Z
o11
0.1
VCNC
14
1
770-1zz-
zf
Z
010
0.1
VC/VC
14
1
770-122-
2g
AA
009
0.1
VC/VC
14
z
0.
Site z Subtotal
5
8
770-15z-
3a
AB
005
0.1
VC/VC
14
z
77o-15z-
3b
AB
oo6
0.1
VC/VC
14
z
770-15z-
3c
AC
007
0.1
VC/VC
14
z
Site 3 Subtotal
0.34
6
770-155-
4
AD
001
0.40
VC/VC
14
6
770-156-
5a
AE
007
0.23
VC/VC
14
770-156-
5b
AF
oo6
0.28
VCNC
14
4
770-156-
5c
AG
010
0.39
vCNC
14
5
770-181-
5d
AG
009
0.36
VCNC
14
5
Site 5 Subtotal
1.26
18
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11-117
Table II-43
Vacant Land Inventory
Map
Owner
APN
Acres
Existing
Projected JProjected
Key
GP/Zoning
Density
Yield
6a
M
3-101-013
0.7
VC/VC
14
10
73-094-
6b
N
013
D.6
VCjVC
14
8
73-094-
6c
N
004
0.1
VCNC
14
1
73-094-
6d
N
oo3
0.1
VCNC
14
1
73-094-
6e
N
002
0.1
VCNC
14
1
73-094-
6f
N
001
0.1
VC/VC
14
1
Site 6 Subtotal
1.6
24
7a
O
3-072-019
.3
VCNC
14
5
773-072-
7b
P
005
0.1
VCNC
14
1
773-072-
7c
P
027
0.1
VC/VC
14
1
773-072-
7d
P
o26
0.1
VC/VC
14
1
773-072-
7e
P
025
0.1
VCNC
14
2
773-072-
7f
P
024
0.1
VC/VC
14
2
773-072-
79
P
023
0.1
VCNC
14
1
773-072-
7h
P
022
0.1
VC/VC
14
1
7i
P
3-072-021
0.1
VCNC
14
1
773-073-
7
Q
004
0.1
VC/VC
14
2
773-073-
A
R
005
0.1
VCNC
14
2
773-075-
71
S
008
0.1
VCNC
14
2
773-075-
7m
5
007-014 9
0.1
VCNC
14
2
7n
T
-07
.8
VC/VC
14
11
70
1 M
3-077-013
.4
I VCNC
14
5
Site
7 Subtotal
2.7
38
73-078-
8a
U
005
0.1
VCNC
14
2
773-078-
8b
V
oo6
0.1
VCNC
14
2
73-078-
8c
V
007
0.1
VCNC
1 14
2
773-078-
8d
W
o16
0.1
VCjVC
14
2
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11-118
Table II-43
Vacant Land Inventory
Map
Key
Owner
APN
Acres
Existing
GP/Zoning
Projected
Density
Projected
Yield
8e
I w
73-078-
017
0.1
vclvc
14
2
Site 8 Subtotal
D.6
8
Total All Sites
21.4
388
Site Adequacy Analysis
The sites shown in Table II-43, above, all accommodate residential
development at various densities. Site i is residentially designated, and
benefits from the Affordable Housing Overlay, which increases its
density potential (please see below).
During the previous planning period, residential development in La
Quinta was built at or near the maximum allowable densities. For
example, development in the RM zone generally occurred at the
maximum density of 8 units per acre or above through density bonus
provisions. Centerpointe, an approved 224-unit project 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, with the potential for 24 units per acre
if the Affordable Housing Overlay is applied —at a density of 19.3 units
per acre under density bonus provisions. The Silverhawk project
provides 214 units, 14 of which are located above 9,435 square feet of
retail space.
Restricted -affordable projects such as Wolff Waters Place was built at
14.7 units per acre.
Although the Washington Street Apartments expansion and Coral
Mountain Apartments construction will exceed the City's RHNA for
very low and low income households, and current economic conditions
allow moderate income households to afford market rate rental and
resale properties„ additional sites have been identified to increase
residential development potential.
Based on these existing development trends, vacant sites are assumed
to build out at densities near or at the maximum density permitted in
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I I-119
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
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 City will meet its RHNA for very low and low income households
with the construction of the Washington Street Apartment expansion
and the Coral Mountain Apartments. Further, the Coral Canyon
Apartments will provide two units for moderate income households.
This leaves a RHNA need of 64 units for moderate income households.
As described above, the median sales price for a resale home was
approximately $330,000 and the highest rent for an apartment unit
was approximately $1,285 per month. In comparison, the maximum
affordable sales price for a moderate income family of four is $328,900
and the maximum affordable rent for a moderate income couple is
$1,56o per month. Moderate income households, therefore, can afford
to rent in the City, and are able to afford purchasing resale homes that
are lower than the median price currently. Some moderate income
households, especially one and two person households or larger
families, will need assistance to purchase a home.
The subsidy can be provided by affordable housing developers, which
have constructed thousands of affordable units in La Quinta and the
Coachella Valley in the past. 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
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I I-120
approximately $1 million in the Village area) and construction costs
($150 per square foot according to affordable housing developers
contacted in the preparation of this Update) to estimate the capacity
of land in La Quinta to support affordable housing. The results indicate
that homeownership products will remain available to moderate
income households without a very large subsidy. The developers of
ownership projects require financial returns through the one-time sale
of the housing units.
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. The RM
and RMH sites identified in Table II-43 above, would both allow a
minimum project size consistent with these requirements.
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. Projects may seek 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 more housing units on
the same amount and cost of land (even with slightly lower sales prices
associated with smaller, attached units).
The City's vision 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 permits densities. up to 24 units per acre with the
Affordable Housing Overlay (higher densities are permitted through
density bonus provisions). The City is thereby able to achieve both the
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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 reasonable development impact and entitlement fees. 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.
The moderate income housing need can be met without any mixed -use
development. However, the City recognizes that mixed -use
developments will play a role in moderate and above moderate
housing opportunities in the future. Both the General Plan and the
Zoning Ordinance have been modified to encourage Mixed Use
development. Because of the current economy, however, there has
been no such development proposal constructed in the City. Mixed
Use properties are therefore not included in this inventory.
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PRESERVATION OF AT RISK UNITS
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 (2026). Income -restricted housing units sometimes change to
market rate due to expiration of subsidies, mortgage prepayments, or
expiration of affordability restrictions.
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 II-44.
Table II-44
Assisted Multifamilv Preiert Invantnry
Earliest
Date of
Very
Above
Project
Conversion
Low
Low
Moderate
Moderate
Total
Aventine
Apartments
2056
o
to
to
180
zoo
Hadley Villas
Senior
Apartments
2059
81
1 o
0
0
81
Miraflores
Senior
Apartments
2029
35
83
0
0
118
Seasons
Senior
Apartments
2024
45
46
0
0
91
Vista Dunes
Courtyard
Homes
2o63
79
0
i
o
80
Washington
Street
Apartments
'
2o66
72
o
0
0
72
Wolff
Waters
Place
z065
216
o
z
0
218
Total
NIA
528
139
88
105
t,o6o
_�OurCe: ucy oT La quinta
'The existing 73 units will be rehabilitated. Covenants for the entire project will run for 55 years
(zo66).
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11-1z3
Maintenance of the at -risk housing units as affordable will depend
largely on market conditions, the status of HUD renewals of Section 8
contracts, and the attractiveness of financial incentives, if warranted.
The cost to replace the 91 units at the Seasons Apartments will vary
based on the timing of replacement and the economic conditions in
the region. The Building Industry Association estimates that new
multiple -family projects cost $125 to $130 per square foot. Using the
average square footages of i,000 square feet, the building
replacement cost would be $11.83 million dollars.
Perhaps the most effective means for preserving affordable units at
risk of conversion to market rates units would be the transfer of
ownership. A nonprofit housing corporation could purchase the
project, rehabilitate it using Low Income Housing Tax Credits, and then
extend the affordability controls. Qualified entities who could take on
these projects include Habitat for Humanity and the Coachella Valley
Housing Coalition, both of whom have been actively participating in
affordable housing projects in the City. The City could facilitate this
effort through a reduction in building permit fees, impact fees, or
other indirect assistance. However, because of the elimination of
redevelopment, the City will be unable to consider the purchase of
these properties, and will have to rely on third party private sector
involvement for the preservation of these units. Program H-2.3.c
addresses the preservation of these units.
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II-1z4
GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs set forth a comprehensive
housing plan for the City of La Quinta during the 2014-2021 planning
period.
Adequate Sites for Housing
GOAL H-1
Provide housing opportunities that meet the diverse needs of the
City's existing and projected population.
❖ Policy H-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.
Program m.a: To address the City's RHNA allocation for extremely low
income households, 26 of the 68 new units at the Washington Street
Apartments will be designated for extremely low income households.
The additional 19 units identified in the RHNA will be given priority
either at Washington Street Apartments, or at projects on sites
identified in the Vacant Land Inventory (Table II-43).
■ Objective: Encourage the provision of 45 extremely low
income units in new projects during the planning period.
• Timing: 2015 for 26 units, 2015-2021 as projects are
constructed for 19 units
■ Funding Source: Private Funding, Tax Credit Financing,
Other sources as identified
■ Responsible Agency: Planning Department
❖ Policy H-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 H-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.
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11-125
Assist in the Development of Affordable Housing
GOAL H-2
Assist in the creation and provision of resources to support housing for
lower and moderate income households.
Policy H-2.1
Increase housing choices for lower and moderate income households.
❖ Policy H-z.z
Support public, private, and nonprofit efforts in the development of
affordable housing.
❖ Policy H—z.3
Pursue a variety of forms of private, local, state, and federal assistance
to support development of affordable housing.
Program H-2.3.a: Collaborative Partnerships
The City shall meet with parties interested in affordable housing
development to discuss types of incentives available and requirements
for obtaining assistance, discuss appropriate sites for affordable
housing, and foster professional collaboration between the City and
affordable housing stakeholders.
• Objective: Continue to collaborate with nonprofits and the
development community to develop affordable housing.
■ Timing: Project -by -project basis, by request, or on an annual
basis.
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Program H-2.3.b: 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.
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11-1z6
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 end of fiscal 2015
■ Funding Source: General Fund
• Responsible Agency: Community Development Department
Program H-2.3.c: Affordable fordable Housing Renter -to -Owner Transition
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 Source: General Fund
■ Responsible Agency: Community Development Department
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 zo 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.
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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, zo percent of the funds must be set aside for buyers
with incomes between 75 and 8o percent of the county median
income.
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 too percent of the
area median income.
HOUSING
II-fz8
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 H-2.3.d: 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.
• Objective: Continue to work with organizations that
offer sweat and shared equity housing programs to
lower and moderate income households in La Quinta.
■ Timing: Meet with organizations annually or more
frequently (if requested or advantageous) to identify
opportunities for coordinated efforts or potential
housing projects.
■ Funding Source: General Fund
• Responsible Agency: Community Development
Department
Removal of Governmental Constraints to Housing
GOAL H-3
Create a regulatory system that does not unduly constrain the
maintenance, improvement, and development of housing affordable
to all La Quinta residents.
❖ Policy H a
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 H 3.z
Coordinate the development of affordable housing with the provision
of key utilities to ensure prompt and adequate service.
❖ Policy H-3.3
Incentivize the development of affordable housing to facilitate the
development of housing for the City's lower and moderate income
households.
HOUSING
Program H-3.3.a: 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: Community Development Department
Program H-3.3.b: 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 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: Zoning Ordinance Update 2014
■ Funding Source: General Fund
• Responsible Agency: Community Development Department
Program H-3.3.c: 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,
parking requirement reduction, and relief from various other
HOUSING
11-130
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, 2015
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
GOAL H-4
Conserve and improve the quality of existing La Quinta neighborhoods
and individual properties.
❖ Policy H-4.1
Protect the quality of La Quinta's neighborhoods through the
rehabilitation of both affordable and market -rate homes.
❖ Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
•:• Policy H-4_3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
❖ Policy H-4.4
Enhance neighborhoods that presently provide affordable housing
with drainage, lighting and landscape amenities, and parks and
recreation areas.
Program H-4.4.a: 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.
HOUSING
11-131
■ Timing: Complete by June 30, 2014
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Program H-4.4.b: 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: Throughout planning period, on a case -by -case basis
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Program H-4.4.c: 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: Throughout planning period, on a case -by -case basis
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Program H-4.4.d: 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.
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I I-132
■ Timing: Create list by June 30, 2014
• Funding Source: General Fund
■ Responsible Agency: Community Development Department
Equal Housing Opportunity
GOAL H-5
Provide equal housing opportunities for all persons.
❖ Policy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
❖ Policv 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.
❖ POlicV 5.4
Assist in the creation of a continuum of care for the homeless
population and those transitioning into permanent housing.
•.• POIICV 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 H-5.5.a: Regional Facilities for the Homeless
Continue to support and collaborate with the Coachella Valley
Association of Governments Homelessness Committee efforts to
maintain a regional homeless facility that provides housing as well as
supportive services. The Strategic Plan created by the Homelessness
Committee establishes a continuum of care for the Coachella Valley.
■ Timing: City staff will continue to collaborate with CVAG
throughout the planning period (2014-2021), and work with
the appropriate facilities directly.
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■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Program H-5.5.b: Transitional Housing and Permanent Supportive
Housing
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.
■ Objective: The Zoning Ordinance shall allow transitional and
supportive housing as a residential use in all zones which allow
for residential development, and subject only to those
restrictions that apply to similar residential uses (single or multi-
family units) of the same type in the same zone, and will not be
subject to any restrictions not imposed on similar dwellings,
including occupancy limits.
■ Timing: Coordinate with zoogjzott General Plan Update
■ Funding Source: General Fund
■ Responsible Agency: Planning Department
Program H-5.5.c: 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 January 2014
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
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Program H-5.5.d: 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 March 2014
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Energy and Water Conservation
GOAL H-6.i
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 H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
❖ Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
❖ Policy H-6.3
Encourage and enforce green building regulations or incentives that do
not serve as constraints to the development or rehabilitation of
housing.
❖ Policy H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
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❖ Policy H-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 H-6.5.a: Green and Sustainable La Quints Program
Continue to implement the Green and Sustainable La Quinta Program.
■ Objective: Implement green goals, policies, and programs
that accurately represent the City's direction in resource
conservation and minimizing greenhouse gas emissions.
Implement design standards for residential and commercial
structures that encourage solar protection to directly result
in energy conservation.
• Timing: As projects are proposed
■ Funding Source: General Fund
■ Responsible Agency: Community Development Department
Program H-6.5.b: 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 livable city.
■ 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: As part of regular coordination meetings with
utilities
■ Funding Source: General Fund
• Responsible Agency: City Manager's Office/Community
Development Department
Program H-6.5.c: 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 owner can save up to io percent on energy/energy bills by taking
advantage of III) programs. Home owners can utilize the free "Check
Me!" program, which checks the refrigerant charge and airflow of their
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air conditioning/heating units. III) 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: Maintain contact with III) to market energy
efficiency programs and rebates that are most beneficial to
La Quinta residents and homeowners.
■ Timing: Quarterly through Desert Cities Energy Partnership
meetings
• Funding Source: General Fund, IID program funds, and
potential AB 811 special assessment district funds
■ Responsible Agency: City Manager's Office/Community
Development Department
Program H-6.5.d: 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 annually as program funds are available
■ Funding: General Fund
■ Responsible Agency: Building and Safety Department City
Manager's Office
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