2021 08 03 Council & PC Special Joint Mtg (Housing Element)SPECIAL JOINT STUDY SESSION MEETING
CITY COUNCIL & PLANNING COMMISSION 1 August 3, 2021
NOTICE AND CALL OF SPECIAL JOINT STUDY SESSION MEETING
OF THE LA QUINTA CITY COUNCIL
AND LA QUINTA PLANNING COMMISSION
TO THE MEMBERS OF THE LA QUINTA CITY COUNCIL, PLANNING
COMMISSION, AND TO THE CITY CLERK:
NOTICE IS HEREBY GIVEN that a Special Joint Study Session Meeting of
the La Quinta City Council and Planning Commission is hereby called to be held
on Tuesday, August 3, 2021, starting at 7:00 p.m.; at La Quinta City Hall
located at 78495 Calle Tampico, La Quinta, CA 92253 for the following purpose:
STUDY SESSION
1. DISCUSS 6TH CYCLE HOUSING ELEMENT FOR THE 2022-2029
PLANNING PERIOD
Dated: July 30, 2021 /s/Linda Evans LINDA EVANS, Mayor
Attest:
MONIKA RADEVA, City Clerk
DECLARATION OF POSTING
I, Monika Radeva, City Clerk, do hereby declare that the foregoing notice for the
Special Joint Study Session Meeting of the La Quinta City Council and Planning
Commission of August 3, 2021 was posted on the outside entry to the Council
Chamber at 78495 Calle Tampico and on the bulletin boards at 51321 Avenida
Bermudas and 78630 Highway 111 on July 30, 2021.
DATED: July 30, 2021
Monika Radeva, City Clerk
CITY COUNCIL AND PLANNING COMMISSION Page 1 of 4 AUGUST 3, 2021
JOINT SPECIAL STUDY SESSION MEETING AGENDA
AGENDA
SPECIAL JOINT STUDY SESSION MEETING
OF THE LA QUINTA CITY COUNCIL
AND PLANNING COMMISSION
CITY HALL COUNCIL CHAMBERS
78495 Calle Tampico, La Quinta
TUESDAY, AUGUST 3, 2021 AT 7:00 P.M.
******************************
SPECIAL NOTICE
Teleconferencing and Telephonic Accessibility In Effect
On July 28, 2021 Riverside County Public Health issued a statement noting
that current state and federal mask guidance recommends that vaccinated
individuals wear face coverings in public indoor settings. The state still
requires unvaccinated individuals to wear face coverings indoors.
*Please note that face coverings may be required instead of recommended
by the time this meeting is held.
Pursuant to Executive Orders N-25-20, N-29-20, N-33-20, N-35-20, N-60-20, and
N-08-21 executed by the Governor of California, in response to the state of
emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling
teleconferencing accommodations by suspending or waiving specified provisions in
the Ralph M. Brown Act (Government Code § 54950 et seq.), members of the City
Council, the City Manager, City Attorney, City Staff, and City Consultants may
participate in this regular meeting by teleconference.
Members of the public wanting to listen to the open session of the meeting may
do so by tuning-in live via http://laquinta.12milesout.com/video/live.
City Council agendas and staff reports
are available on the City’s
web page: www.LaQuintaCA.gov
CITY COUNCIL AND PLANNING COMMISSION Page 2 of 4 AUGUST 3, 2021
JOINT SPECIAL STUDY SESSION MEETING AGENDA
Members of the public wanting to address the City Council/Planning
Commission, either for a specific agenda item or matters not on the agenda are
requested to follow the instructions listed below:
Written public comments – can be provided in-person during the meeting or
emailed to the City Clerk’s Office at CityClerkMail@LaQuintaCA.gov no later than
3:00 p.m. on the day of the meeting, and will be distributed to the City Council
and Planning Commission, incorporated into the agenda packet and public record
of the meeting, and will not be read during the meeting unless, upon the request
of the Mayor, a brief summary of any public comment is asked to be read, to the
extent the City Clerk’s Office can accommodate such request.
If emailed, the email “subject line” must clearly state “Written Comments” and
list the following:
1) Full Name 4) Public Comment or Agenda Item Number
2) City of Residence 5) Subject
3) Phone Number 6) Written Comments
*** TELECONFERENCE PROCEDURES ***
Verbal public comments via Teleconference – members of the public may
join the meeting virtually via Zoom and use the “raise your hand” feature when
public comments are prompted by the Mayor; the City will facilitate the ability for
a member of the public to be audible to the City Council, Planning Commission and
general public and allow him/her to speak on the item(s) requested. Please note
– members of the public must unmute themselves when prompted upon
being recognized by the Mayor, in order to become audible to the City
Council and Planning Commission, and the public.
Only one person at a time may speak by teleconference and only after being
recognized by the Mayor/Chairperson.
ZOOM LINK: https://us06web.zoom.us/j/81325311999
Meeting ID: 813 2531 1999
Or join by phone: (253) 215 – 8782
******************************
CALL TO ORDER – CITY COUNCIL
ROLL CALL:
Councilmembers: Fitzpatrick, Peña, Radi, Sanchez, Mayor Evans
CITY COUNCIL AND PLANNING COMMISSION Page 3 of 4 AUGUST 3, 2021
JOINT SPECIAL STUDY SESSION MEETING AGENDA
CALL TO ORDER – PLANNING COMMISSION
ROLL CALL:
Commissioners: Caldwell, Currie, Hassett, McCune, Proctor, Tyerman, Chairperson
Nieto
PLEDGE OF ALLEGIANCE
PUBLIC COMMENT ON MATTERS NOT ON THE AGENDA
At this time, members of the public may address the City Council and Planning
Commission on any matter not listed on the agenda by providing written public
comments either in-person or via email as indicated above; or provide verbal
public comments either in-person or via teleconference by joining the meeting
virtually at https://us06web.zoom.us/j/81325311999 and use the “raise your
hand” feature when prompted by the Mayor. Members of the public attending the
meeting in-person are requested to complete a “Request to Speak” form. Please
limit your comments to three (3) minutes (or approximately 350 words). The City
Council values your comments; however, in accordance with State law, no action
shall be taken on any item not appearing on the agenda unless it is an emergency
item authorized by Government Code § 54954.2(b).
CONFIRMATION OF AGENDA
STUDY SESSION – CITY COUNCIL AND PLANNING COMMISSION
PAGE
1. DISCUSS 6TH CYCLE HOUSING ELEMENT FOR THE 2022-2029
PLANNING PERIOD
5
COUNCIL AND PLANNING COMMISSION MEMBERS’ ITEMS
ADJOURNMENT – CITY COUNCIL AND PLANNING COMMISSION
*********************************
The regular City Council meetings of August 17 and September 7, 2021 have been
cancelled.
The next regular meeting of the City Council will be held on September 21, 2021
at 4:00 p.m. at the City Hall Council Chambers, 78495 Calle Tampico, La Quinta,
CA 92253.
CITY COUNCIL AND PLANNING COMMISSION Page 4 of 4 AUGUST 3, 2021
JOINT SPECIAL STUDY SESSION MEETING AGENDA
DECLARATION OF POSTING
I, Monika Radeva, City Clerk, of the City of La Quinta, do hereby declare that the
Agenda for foregoing meeting was posted on the City’s website, near the entrance
to the Council Chambers at 78495 Calle Tampico, and the bulletin boards at the
Stater Brothers Supermarket at 78630 Highway 111, and the La Quinta Cove Post
Office at 51321 Avenida Bermudas, on July 30, 2021.
DATED: July 30, 2021
MONIKA RADEVA, City Clerk
City of La Quinta, California
Public Notices
The La Quinta City Council Chamber is handicapped accessible. If special
equipment is needed for the hearing impaired, please call the City Clerk’s office
at (760) 777-7092, twenty-four (24) hours in advance of the meeting and
accommodations will be made.
If special electronic equipment is needed to make presentations to the City
Council, arrangements should be made in advance by contacting the City Clerk’s
office at (760) 777-7092. A one (1) week notice is required.
If background material is to be presented to the Councilmembers during a City
Council meeting, please be advised that eight (8) copies of all documents,
exhibits, etc., must be supplied to the City Clerk for distribution. It is requested
that this take place prior to the beginning of the meeting.
Any writings or documents provided to a majority of the City Council regarding
any item(s) on this agenda will be made available for public inspection at the
Community Development counter at City Hall located at 78495 Calle Tampico,
La Quinta, California, 92253, during normal business hours.
City of La Quinta
CITY COUNCIL AND PLANNING COMMISSION JOINT STUDY SESSION
MEETING: August 3, 2021
STAFF REPORT
AGENDA TITLE: DISCUSS 6TH CYCLE HOUSING ELEMENT FOR THE 2022-
2029 PLANNING PERIOD
RECOMMENDATION
Discuss the 6th cycle Housing Element for the 2021-2029 planning period.
EXECUTIVE SUMMARY
The Housing Element is a required element of the General Plan that covers
an 8-year planning period and includes policies and programs intended to
facilitate development of housing for all income levels.
Staff is working with the Housing consultant, Terra Nova Planning and
Research, to respond to comments from the State Department of Housing
and Community Development and complete the Housing Element.
Once comments are addressed, staff will resubmit the Housing Element.
Upon approval, staff will present the Housing Element to the Planning
Commission and City Council for adoption.
FISCAL IMPACT
The cost to prepare the Housing Element is $57,675.00. The City has been
approved to receive Local Early Action Planning (LEAP) Grant funding from the
State Department of Housing and Community Development (HCD). LEAP
provides funding to jurisdictions on a reimbursement basis for the preparation
and adoption of planning documents in compliance with implementing the 6th
cycle of the Regional Housing Needs Assessment (RHNA). Funds are budgeted
in a special project account for these services (244-0000-60103). Costs to
carry out proposed programs have not been quantified. Grant funding is
available to subsidize some programs while others would be paid for by the
General Fund in the course of regular City business over the next 8 years.
BACKGROUND/ANALYSIS
The Housing Element (Element) of the General Plan is one of the required
elements, and the only one which must be updated on a fixed, State-
mandated schedule. The planning period under which the City is currently
STUDY SESSION ITEM NO. 1
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operating will end in October 2021. The next 8-year planning period will be
from October 2021 to October 2029.
The City is responsible for facilitating the development of housing for all
income levels. The RHNA, mandated by State law, quantifies the anticipated
need for housing within each jurisdiction of the State during specified planning
periods. For the upcoming 2022-2029 planning period, the City’s RHNA is
reflected below.
2022-2029 Regional Housing Needs Assessment
Household Income
Levels
Income as a Percent
of County Median RHNA Allocation
Very Low Less than 50% 419
Low 51%–80% 268
Moderate 81%–120% 296
Above-Moderate Over 120%543
Total 1,526
In order to meet these goals, the Element sets forth a comprehensive housing
plan consisting of goals, policies, and programs to address existing and
projected housing needs (Attachment 1). The detailed programs provided are
designed to identify sites that may be used to provide housing (Attachment
2), 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. Goals, policies, and programs can be found on page 121 of
the Element.
As part of the Element preparation, staff has conducted outreach and
community workshops to provide education and receive input. Staff presented
an overview of housing elements and why they are required to the Planning
and Housing Commissions in December 2020 and January 2021 and solicited
feedback. An online workshop was conducted on January 13, 2021, where
housing developers, providers and agencies as well as the public provided
feedback. Recordings of these meetings and the first draft of the Element are
available on the City’s website. Housing Element Update | La Quinta, CA
(laquintaca.gov) Feedback collected at these meetings has been considered in
the development of policies and programs in the Element.
Staff is currently working with the consultant, Terra Nova Planning and
Research, to complete the Element and respond to comments from HCD
(Attachment 3). Below is a timeline showing progress of the Element and for
future work. Staff is planning to circulate the Element for public review for a
two-week period in August and will collect feedback to incorporate into the
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draft and resubmit to HCD in September. Staff anticipates the draft to be
ready for final adoption in December.
May 2020 Terra Nova contract awarded
May thru December
2020
Gathered background information
Developed site inventory
Evaluated policies of past planning period
December 2020 thru
January 2021
Outreach meetings
January thru April 2021 Develop policies
Finish draft
April 2021 Submit to State
July 2021 Comments received from State
August 2021 Study session and public review of Housing
Element draft (2 weeks)
September 2021 Resubmit draft to HCD
November 2021 Planning Commission hearing for
recommendation to Council
December 2021 City Council hearing for final adoption
Prepared by: Cheri Flores, Planning Manager
Approved by: Danny Castro, Design and Development Director
Attachments: 1. Draft 6th Cycle Housing Element
2. Site Inventory Map and Table
3. July 9, 2021 Letter from HCD
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ATTACHMENT 1
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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 increased by more
than 30% from 2012 to 2019, multifamily units continue to represent less
than 7 percent of the total housing stock.
Housing Resources
California housing element law allows local governments to obtain
credit toward their RHNA housing goals in three ways: constructed and
approved units, vacant and underutilized land, and the preservation of
existing affordable housing.
Moderate income households are able to afford some new and fairly
new rental and for sale units. Very Low and Low income households,
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 2022–2029 RHNA housing
targets. As shown in Table II-1, future units both planned and to be
planned, make up the bulk of new construction counted toward the
RHNA.
Each jurisdiction must establish quantified objectives by income
category to prepare to meet or exceed the RHNA for the 2022-2029
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. The City will continue to participate in the development
of affordable housing with private party partners. Please see the
Housing Resources section.
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Table II-1
Quantified Objectives 2022–2029
Type of Housing Very Low Low Moderate
Above
Moderate Total
New Construction
New Units 420 269 297 544 1,530
Rehabilitation/Conservation
Residential Rehabilitation
Conservation
• Seasons Senior Apts.,
at risk 2024
• Miraflores Apts.,
at risk 2029
57
72
35
46
92
118
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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 2029.
These commitments are an expression of the City’s desire to facilitate
adequate housing for every La Quinta resident. The City’s housing policy
is consistent 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:
v 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
v 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 Element.
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 content of
Housing Elements. Sections 65580 to 65589.8 of the California
Government Code contain the legislative mandate for the housing
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element. State law requires that the City’s Housing Element consist of
“identification and analysis of existing and projected housing needs and a
statement of goals, policies, quantified objectives, financial resources, and
scheduled programs for the preservation, improvement and development
of housing.”
State law also requires that the City evaluate its housing element
approximately every eight years to determine its effectiveness in
achieving City and statewide housing goals and objectives, and to adopt
an updated Element that reflects the results of this evaluation.
State law is very specific about 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.
The most recent updates to Housing Element law occurred in 2017,
when a series of bills were passed into law to address the State’s
determination that California was experiencing a State-wide housing
crisis. The laws passed in 2017 addressed a wide range of housing-related
issues, including Housing Elements, which are summarized below.
• SB 2 established a recordation fee for real estate documentation
which would fund planning grants for affordable housing and
affordable housing projects.
• SB 3 placed a $4 billion general obligation bond on the November
2018 ballot to fund affordable housing, farmworker housing, transit-
oriented development, infill infrastructure and home ownership.
• SB 35 mandated a streamlined approval process for infill affordable
housing projects in communities that have not, according to the
Department of Housing and Community Development (HCD) met
their affordable housing allocation (RHNA).
• AB 72 allowed HCD to find a housing element out of compliance with
State law, and to refer the non-compliant element to the State
Attorney General for action at any time during a Housing Element
planning period.
• AB 73 provided State-funded financial incentives for local
jurisdictions which choose to create a streamlined zoning overlay for
certain affordable housing projects.
• SB 166 required that development proposals on local jurisdictions’
sites inventory cannot be reduced in density without findings, and/or
the identification of additional sites to result in ‘no net loss’ of
affordable housing units in the sites inventory.
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• SB 540 provided State funding for the planning and implementation
of workforce housing opportunity zones for very low, low and
moderate income households.
• AB 571 modified the farmworker tax credit program to allow HCD to
advance funds to migrant housing center operators at the beginning
of each planting season, and allowed migrant housing to remain
open for up to 275 days annually.
• AB 678 amended the Housing Accountability Act to limit a local
jurisdiction’s ability to deny low and moderate income housing
projects by increasing the required documentation and raising the
standard of proof required of a local jurisdiction.
• AB 686 (approved in 2018) required a public agency to administer its
programs and activities relating to housing and community
development in a manner that affirmatively furthers fair housing.
• AB 879 amended the annual reporting requirements of local
jurisdictions to HCD regarding proposed projects, including
processing times, number of project applications and approvals, and
required approval processes.
• AB 1397 amended the requirements of adequate sites analysis to
assure that sites are not only suitable, but also available, by requiring
additional information in site inventories.
• AB 1505 allowed local jurisdictions to adopt local ordinances that
require affordable housing units on- or off-site when approving
residential projects.
• AB 1515 established a ‘reasonable person’ standard to consistency of
affordable housing projects and emergency shelters with local
policies and standards.
• AB 1521 placed restrictions on the owners of affordable housing
projects when terminating or selling their projects.
General Plan Consistency
The goals, policies, standards, and proposals within this element relate
directly to and are consistent with all other General Plan elements. The
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 and 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
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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 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.
The Circulation Element also affects implementation of the Housing
Element. The Circulation Element establishes policies for providing
essential streets and roadways to all housing that is developed. The
policies 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 residents.
The Housing Element utilizes the most current data available. Data
sources include the U.S. Census, American Community Survey, California
Department of Finance (DOF), Comprehensive Housing Affordability
Strategy, Southern California Association of Governments (SCAG),
Riverside County, and various City documents and resources, among
others.
Scope and Content
The Housing Element is organized in the following manner:
v 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.
v Evaluation of Past Element: A summary of the achievements and an
evaluation of the effectiveness of the past Housing Element.
v 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.
v 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.
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v Fair Housing: A discussion of the City’s commitment to and
implementation of federal and state fair housing laws, as well as
identified issues, concerns, and strategies.
v Housing Needs: An analysis of groups in the City that may have special
housing needs, the implications of the affordability of housing stock
in relation to household income, and projected housing needs.
v 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.
v 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).
v Preservation of At Risk Units: A description of any assisted, affordable
multifamily units that are eligible to convert to market rate within 10
years of the planning period.
v 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 2014-2021 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
2014-2021 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.
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The results of the analysis provided the basis for developing the
comprehensive housing strategy for the 2022-2029 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.
v 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 1.1.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
Evaluation:
Renovation and expansion of Washington Street Apartments was
completed in November 2019, resulting in the rehabilitation of existing
72 units and construction of 68 new units, for a total of 140 units.
Twenty-four (24) of the 68 new units were designated for extremely low
income households. The additional 19 units identified in the RHNA were
not constructed. The program will be modified to address the 2022-2029
RHNA allocation.
v 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.
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Evaluation:
No annexations were needed for the construction of affordable housing
during the 2014-2021 planning period. The Affordable Housing Overlay
(AHO) continues to offer increased opportunities for affordable housing
development by allowing it at higher densities within all commercial zones
and several residential sites. This policy was successful and will be
extended into the 2022-2029 planning period.
v 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.
Coral Mountain Apartments and Washington Street Apartments were
both planned on such sites and their construction has been completed.
In 2016, the City introduced the mixed use (MU) overlay in the zoning
code (La Quinta Municipal Code Chapter 9.140) to facilitate the
development of mixed use projects that include both multifamily
residential and commercial components in a cohesively designed and
constructed manner. Mixed use projects will locate residents in
proximity to services, employment, and transportation hubs and
provide interconnected multi-purpose paths for alternative modes of
transportation. Mixed use projects can claim incentives, including
reduced parking requirements, reduced plan check and inspection fees,
and density bonuses. The policy will be extended into the 2022-2029
planning period.
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.
v Policy H-2.1
Increase housing choices for lower and moderate income households.
v Policy H-2.2
Support public, private, and nonprofit efforts in the development of
affordable housing.
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v 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: 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
Evaluation:
The City Manager’s office supports affordable housing efforts and
coordinates regularly with affordable housing partners such as Lift to Rise.
The City will continue to assist affordable housing developers in securing
third party financing. During the 2014-2021 planning period, Coral
Mountain Apartments was completed with Desert Cities Development.
This program was successful and will be extended into the 2022-2029
planning period.
§ 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.
Existing stalled condominium and townhome projects are prime
opportunities for low income tax credits to be used for renter-to-
owner programs.
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§ 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
Evaluation:
Investigation into the use of LIHTCs to finance affordable single-family
attached rental development was not completed. However, it is still
considered important. This program will continue into the 2022-2029
planning period.
§ Program H-2.3.c: 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 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 20 percent of
the units must be affordable to low income households and 40 percent
of the units must be affordable to moderate income households.
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing to
affordable housing developers. The Redevelopment Agency,
development community, and local, regional, and national banks are
encouraged to work together to meet their obligations pursuant to the
Community Reinvestment Act.
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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, 20
percent of the funds must be set aside for buyers with incomes
between 75 and 80 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.
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Evaluation:
Information about financial resources and partnership opportunities
available for subsidizing the construction and maintenance of affordable
housing was not provided on the City’s website. However, it continues to
be a priority, and City staff plans to accomplish this task by 2022. This
program will be extended into the 2022-2029 planning period.
§ 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
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. However, no units were built in collaboration with the City during the
2014-2021 planning period. This program has been successful in the past
and will be extended into the 2022-2029 planning period.
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.
v 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.
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Evaluation:
In 2017, the City adopted Ordinance No. 561 to amend Municipal Code
Section 9.60.090 (previously “Second Residential Units”) to establish
development standards and criteria for Accessory Dwelling Units (ADUs).
Under these amendments, ADUs are permitted as accessory uses in all
residential zones and qualifying units can receive allowances for parking
requirement exemptions and utility connection exemptions. The
amendments reduce regulatory constraints associated with ADU
development and expand housing opportunities for lower-income
residents.
The City will continue to monitor all municipal code requirements to assure
that they do not impose a constraint on the development of affordable
housing. This policy will be extended into the 2022-2029 planning period.
v 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 project development plans are provided to the utility providers for
review and comment on a case-by-case basis. The City coordinates with
utility providers to assure that adequate utilities are in place and
operational to serve the needs of residents. This policy is ongoing and will
be extended into the 2022-2029 planning period.
v 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.
Evaluation:
In 2016, the City introduced the mixed use (MU) overlay in the zoning code
(La Quinta Municipal Code Chapter 9.140) to facilitate the development of
mixed use projects that include both multifamily residential and
commercial components. The City also amended and completed
Affordable Housing Overlay (AHO) regulations and district boundaries in
ordinances passed in 2016 and 2019. This program will be extended into the
2022-2029 planning period.
§ 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
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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
Evaluation:
CVWD is responsible for compliance with state law. The City will provide
the adopted Housing Element to CVWD, notify them of changes and future
updates, and continue to coordinate with them in the processing of
applications in a timely manner. This program will be extended into the
2022-2029 planning period.
§ 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
Evaluation:
The City updated Incentive Based Parking Adjustments (Zoning Code
Section 9.150.050) in 2017 which allows a reduction in parking spaces of up
to fifteen percent, subject to approval by the Planning Commission.
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Section 9.150.050.B addresses opportunities for parking reductions in the
Village Build-Out Plan Area, including potential reductions of fifty percent
and other variations subject to approval by the director. The program is
complete and will not be extended into the 2022-2029 planning period.
§ 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 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
Evaluation:
The City completed the La Quinta Village Build-Out Plan and EIR in 2017.
Ordinance No. 553 amended several chapters of the Municipal Code related
to development standards for the Plan area; development standards are
provided in Section 9.70.110. Projects in the Plan area are encouraged to
implement the standards and incentives of Section 9.140.090, the mixed
use overlay, which encourages development on lot assemblages or lots
greater than one acre. Per Section 9.140.090.F, mixed use development
can benefit from density bonuses, modified parking requirements,
expedited permit processing, and fee reductions. Parking requirement
reductions and variations in the Village Build-Out Plan area are addressed
in Section 9.150.050.B. Although the regulatory portion of this program is
complete, the need for lot consolidation in the Village remains, and the
program will be modified to address this.
GOAL H-4
Conserve and improve the quality of existing La Quinta neighborhoods
and individual properties.
v Policy H-4.1
Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
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Evaluation:
The rehabilitation of both affordable and market-rate homes is an ongoing
process supported by the City. The rehabilitation of 72 existing units at
Washington Street Apartments, an affordable housing project, was
completed in 2019. This policy will be extended into the 2022-2029 planning
period.
v Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
Evaluation:
The City continues to support Riverside County and other third-party
programs to fill this need. The City provides information on the HERO
financing program for energy efficiency home improvements. City staff
will conduct research on technical assistance available by agencies,
including County assistance programs, and direct households to these
programs when appropriate. This policy will be extended into the 2022-
2029 planning period.
v Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
v 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 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 111.
§ Objective: Maintain an inventory of housing conditions
(updated approximately every five years) to enable the City
to properly target Code Compliance and rehabilitation
resources.
§ Timing: Complete by June 30, 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
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Evaluation:
There was no activity during the 2014-2021 planning period. City staff will
conduct a housing condition survey in the 2022-2023 Fiscal Year. This
program will be extended into the 2022-2029 planning period.
§ 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
Evaluation:
The City does not operate its own senior home repair program; however,
the City Manager’s office coordinates with lower income households and
refers them to the Riverside County Economic Development Agency, as
appropriate. This program is an ongoing effort and will be extended into
the 2022-2029 planning period.
• 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
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Evaluation:
To the extent that these County programs have been funded, the City has
referred homeowners to the appropriate County staff. This effort is
ongoing and the program will be extended into the 2022-2029 planning
period.
§ 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.
§ Timing: Create list by June 30, 2014
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
City staff has not prepared a list of rehabilitation resources for home
repairs and improvements; however, such an effort is still considered
important. This program will be extended into the 2022-2029 planning
period.
Equal Housing Opportunity
GOAL H-5
Provide equal housing opportunities for all persons.
v Policy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
Evaluation:
The City complies with all housing laws regarding equal housing
opportunities, including updates on accessory dwelling units (ADUs) in
2017 and again in 2020/2021. The City regularly reviews and amends its
Municipal Code to assure that all aspects of it comply with the law. This
policy is ongoing and will be extended into the 2022-2029 planning period.
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v Policy 5.2
Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental
of housing.
Evaluation:
The City complies with all housing laws and distributes fair housing
information. The City monitors housing complaints and refers all
complaints to the Riverside County Fair Housing Council, which has
jurisdiction over such matters. This policy is ongoing and will be extended
into the 2022-2029 planning period.
v 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 provides funding to and participates in CVAG's homelessness
programs and provides financial assistance to Martha’s Village and Kitchen
and Coachella Valley Rescue Mission for homeless prevention services, in
addition to providing bus passes for homeless people and collaborating
with non-profits to provide rapid rehousing and other services. This policy
involves ongoing efforts and will be extended into the 2022-2029 planning
period.
v Policy 5.4
Assist in the creation of a continuum of care for the homeless population
and those transitioning into permanent housing.
Evaluation:
The City provides ongoing support for the CVAG Homeless Committee and
participation in CVAG's homelessness programs. In the 2014-2021 planning
period, the City housed five homeless families in Coral Mountain
apartments through the Homeless Prevention Program. This program will
be extended into the 2022-2029 planning period.
v Policy 5.5
Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing
and promoting universal design.
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Evaluation:
During the 2014-2021 planning period, the City further amended the Zoning
Code Section 9.60.320 to refine procedures for requesting, submittal, and
review of applications for reasonable accommodation. The City continues
to facilitate development of accessible housing for all its residents. This
program is ongoing and will be extended into the 2022-2029 planning
period.
§ 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. Continue to contribute, if funds
allow, $250,000 annually to CVAG’s efforts to provide housing
and support services across the Coachella Valley.
§ Timing: City staff will continue to collaborate with CVAG
throughout the planning.
§ Funding Source: General Fund
§ Responsible Agency: Community Development Department
Evaluation:
The City participated in and collaborated with CVAG's Homelessness
Committee to provide supportive programs for homeless people in the
Coachella Valley. After the closure of Roy’s Desert Resource Center in 2017,
CVAG contracted with a non-profit to operate its Coachella Valley Housing
First program and initiated the CVHEART program to coordinate and
expand regional homelessness efforts. The City worked with homeless
shelters and re-housing programs directly and through CVAG. Continuing
support of these programs will be extended into the 2022-2029 planning
period.
§ 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.
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§ 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 2009/2011 General Plan Update
§ Funding Source: General Fund
§ Responsible Agency: Planning Department
Evaluation:
Several zoning ordinance amendments were completed in the 2014-2021
planning period. The amendments define homeless shelters and
transitional shelters; allow transitional and supportive housing with a
conditional use permit in the Medium Density, Medium-High Density, and
High Density Residential zones; and allow transitional shelters with a
conditional use permit within Regional Commercial and Major Community
Facilities zones. Emergency shelters are allowed in all commercial zones.
This program was completed and will not be extended into the 2022-2029
planning period.
§ 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
Evaluation:
City staff referred residents to the County Fair Housing Council as needed.
The City website provides information on the Fair Housing Council of
Riverside County (FHCRC) and how to contact the FHCRC. This program is
ongoing and will be extended into the 2022-2029 planning period.
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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
Evaluation:
The City website includes directories of affordable rental and ownership
housing developments, as well as information about senior home
purchase loan programs, personal finance resources, and other housing
resources. City housing staff will continue to add additional information as
needed. This program involves ongoing efforts and will be extended into
the 2022-2029 planning period.
Energy and Water Conservation
GOAL H-6.1
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
v Policy H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
Evaluation:
The zoning ordinance was amended in 2017 to include standards for mixed
use and planned unit development (PUD). The purpose of the PUD is to
allow flexibility in the design of residential projects, and encourage the
development of creative, high-quality residential projects that provide
attractive living environments in a setting that is different from standard
single family home development. The City also continues to promote
energy efficiency through rebate programs provided by utility companies
and other agencies. This policy is ongoing and will be extended into the
2022-2029 planning period.
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v Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
Evaluation:
New and renovated units at Washington Street Apartments were
completed in 2019 and built to meet or exceed the most recent energy
efficient building standards. Energy-conserving materials and systems
include faucet flow restrictors, Energy Star-rated appliances and roofs,
dual-glazed windows, and vented kitchen range hoods. The City website
provides information about numerous home energy efficiency products,
programs, and services, including financial assistance and residential
rebate programs, that help homeowners conserve natural resources and
reduce greenhouse gas emissions. This policy is ongoing and will be
extended into the 2022-2029 planning period.
v 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 City adopts and enforces the California Building Code (CBC) and
California Green Building Standards Code per State requirements. The 2019
CBC updates include solar and green building requirements. This policy will
be extended into the 2022-2029 planning period.
v Policy 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 supported several residential developments that incorporate
sustainable efforts and help reduce the occupant’s energy costs. These
properties include Coral Mountain Apartments and Washington Street
Apartments; both were completed during the 2014-2021 planning period.
The City continues to promote its Greenhouse Gas Reduction Plan and
implement sustainability principles and measures in the General Plan. This
policy will be extended into the 2022-2029 planning period.
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v 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
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
Evaluation:
The Green and Sustainable La Quinta Program includes providing
information on the City’s website about home improvement programs,
financial resources and rebates, recycling programs, water and energy
conservation measures, and other resources that facilitate resource
conservation and greenhouse gas emission reductions. The City adopted
and enforces the 2019 California Building Code and California Green
Building Code that require design standards that encourage solar
protection to directly result in energy conservation. The City also
implements the policies and programs of its Greenhouse Gas Reduction
Plan and General Plan. This program is ongoing and will be extended into
the 2022-2029 planning period.
§ 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.
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§ 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
Evaluation:
The City coordinates with utility companies to promote and implement
energy conservation programs in residential construction. The City
website includes descriptions of and contact information for home
improvement energy conservation measures and financing programs,
including rebates, offered by SoCalGas, Imperial Irrigation District, CVWD,
and Burrtec Waste and Recycling. Development plans and construction
activities are closely coordinated with utilities during planning and
operational purposes. This program is ongoing and will be extended
through the 2022-2029 planning period.
§ 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 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: Maintain contact with IID 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
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Evaluation:
The City’s Going Green website provides information on IID programs and
rebates through links to their websites, including the Residential ENERGY
STAR product rebate program. IID continues to offer free, in-home
residential and commercial energy audits and follow-up lists of
recommendations intended to reduce electricity consumption and costs.
The City promotes these programs through meetings with Homeowners’
Association boards and various City sponsored events to encourage La
Quinta residents and businesses to sign up for energy audits and reduction
programs. However, IID’s future is currently unknown; in addition to
continuing to recommend IID as a conservation resource, the City will need
to explore additional opportunities for residents to acquire energy savings
via conservation programs, products, rebates, and general tips. This
program will be modified for the 2022-2029 planning period.
§ 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
Evaluation:
The City website and distribution materials/flyers describe and provide
contact information for Imperial Irrigation District’s free energy audits for
homes, home energy efficiency surveys, financing programs and tax
credits, and rebates and incentive programs. The City also promotes
SoCalGas’ free energy and water conservation kit for residential customers
and no-cost, energy-saving home improvements for income-qualified
homeowners and renters. This program is successful and will be extended
into the 2022-2029 planning period. However, the focus will continue to be
on local and regional, not federal, programs, which will be reflected in
revisions to the program.
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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 disseminated 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 Workshops
Workshop invitations were sent to local and regional development
entities, advocacy groups, and interested parties via email. In addition,
workshops were advertised on the City’s website and in email blasts to
the City’s extensive resident email list. The workshops consisted of a
Planning Commission presentation, two City Council updates, a Housing
Commission presentation and a public workshop attended by more than
15 community members.
The comments received at these workshops included the following,
which are addressed in this Housing Element:
v Concerns about how to address overpayment by both owners and
renters.
v The difficulty of financing new projects, which now require two or
three times as many funding sources as in the past.
v Concerns regarding whether short term vacation rentals are
impacting the availability of housing for permanent residents.
v Assuring that land inventory sites for all types of housing.
v Assuring that development standards, fees and processing times
reflect the needs of affordable housing projects.
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 its concerns.
Once the document has been certified by HCD, the Housing Element
Update will be presented in public hearings before both the Planning
Commission and City Council, with the documents available for public
review at City Hall and on the City’s website.
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HOUSING VISION STATEMENT
A Housing Vision Statement was developed based on key housing issues
and through cooperation of the citizens and elected officials of the City
of La Quinta when the General Plan was adopted. It has been reviewed
periodically, but remains true to the City’s goals and aspirations. 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.”
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 2000 and 2010; US Census American Community
Survey (ACS) 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, lndio, La
Quinta, Palm Desert, Palm Springs, and Rancho Mirage, as well as large
areas of unincorporated Riverside County.
La Quinta ranks high in population growth among California’s 482 cities.
During the 1990s, the population of La Quinta grew by 111.3 percent,
making it the fastest growing city in the Coachella Valley at the time. The
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number of residents in the City increased from 11,215 to 37,467 between
1990 and 2010. The population further increased to 40,704 by 2018, a
smaller increase of 8.6 percent compared to the previous two decades.
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 2010 to 2018, with an increase of approximately 15,199
people. La Quinta experienced the fourth largest numerical increase,
with an added population of 3,237.
Table II-2
Population Growth
City/Region 2000 2010
Census
2018
ACS
2000-2010 2010-2018
% # % #
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Coachella Valley 255,788 346,518 35.5 90,730 382,296 10.3 35,778
Riverside County 1,545,387 2,189,641 41.7 644,254 2,383,286 8.8 193,645
Source: 2000 and 2010 Census; American Community Survey 2014-2018 5-Year Estimates
Table II-3
Population Growth In Coachella Valley Cities
City 2000 2010
Census
2018
ACS
Change 2000-2010 Change 2010–2018
% # % #
Cathedral City 42,647 51,200 20.1 8,553 54,037 5.5 2,837
Coachella 22,724 40,704 79.1 17,980 44,849 10.2 4,145
Desert Hot Springs 16,582 25,938 56.4 9,356 28,430 9.6 2,492
Indian Wells 3,816 4,958 29.9 1,142 5,317 7.2 359
Indio 49,116 76,036 54.8 26,920 91,235 20.0 15,199
La Quinta 23,694 37,467 58.1 13,773 40,704 8.6 3,237
Palm Desert 41,155 48,445 17.7 7,290 52,124 7.6 3,679
Palm Springs 42,807 44,552 4.1 1,745 47,525 6.7 2,973
Rancho Mirage 13,249 17,218 30.0 3,969 18,075 5.0 857
Total 255,790 346,518 35.5 90,728 382,296 10.3 35,778
Source: 2000 and 2010 Census; American Community Survey 2014-2018 5-Year Estimates
Seasonal Population
The seasonal or part time resident population is not included in the
population estimates compiled by the Census Bureau because people
are classified according to the location of their primary residence. The
California Department of Finance (DOF) provides a yearly estimate of
total built housing units and an estimate of the number of vacant units.
In resort communities like La Quinta, the number of vacant units reflects
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the number of units that are not occupied year-round, as well as those
that are ready for year-round occupancy but 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%. According to the 2018
ACS Census, the overall vacancy rate for La Quinta is 38.3%, while the
seasonal vacancy rate is 31.8%.
Age Composition
Table II-4, Age Distribution, shows the change in age groups from 2010
to 2018. In 2018, children and youth groups (ages 0–19) comprised 23.8
percent of the population, young and middle-age adults (20 to 54 years)
represented 36.5 percent and all age groups over 55 years made up 39.8
percent. The data show that the population is slowly aging.
In 2018, the median age in La Quinta was 47.1 years, significantly older
than Riverside County and the State of California averages of 35.8 and
36.7 years, respectively. This represents a 3% increase in the City’s
median age since 2010, when the median age was 45.6 years.
Table II-4 indicates that the rate of growth in the 0-19 age groups slightly
declined from 2010 to 2018. The 20-54 age groups reflect a slower
growth rate, making up 2.8% less of the City’s population in 2018.
Conversely, growth in the 55+ age category shows a 3.5% increase in the
share of City population compared to 2010.
Table II-4
Age Distribution
Age Group
2010 2018
# % # %
Under 5 years 1,784 4.8 2,048 5.0
5 to 9 years 2,136 5.7 2,549 6.3
10 to 14 years 2,624 7.0 2,212 5.4
15 to 19 years 2,544 6.8 2,877 7.1
20 to 24 years 1,629 4.3 1,635 4.0
25 to 34 years 3,239 8.6 3,567 8.8
35 to 44 years 4,457 11.9 4,231 10.4
45 to 54 years 5,435 14.5 5,413 13.3
55 to 59 years 2,652 7.1 2,849 7.0
60 to 64 years 3,151 8.4 3,318 8.2
65 to 74 years 4,989 13.3 5,929 14.6
75 to 84 years 2,217 5.9 3,127 7.7
85 years & over 610 1.6 949 2.3
Total 37,467 100 40,704 100
Median age 45.6 47.1
Source: 2010 U.S. Census Tables P12 and P13; American Community Survey 2014-2018
5-Year Estimates, Tables DP05 and B01002
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Race and Ethnicity
Table II-5 describes the racial and ethnic distribution of the population
for 2010 and 2018. Residents who categorize themselves as white
comprise the largest race/ethnicity. The distribution remains largely
stable from 2010 to 2018 with a small increase in the Asian group and a
decrease in the American Indian and Alaska Native group. The
percentage of Hispanic or Latino residents increased slightly from 30.3%
to 34.1%.
Table II-5
Population by Race/Ethnicity
Race/Ethnicity 2010 2018
# % # %
One Race
White 29,489 78.7 32,239 79.2
Black or African American 713 1.9 772 1.9
American Indian and Alaska Native 230 0.6 48 0.1
Asian 1,176 3.1 1,529 3.8
Native Hawaiian and Other Pacific
Islander
41 0.1 20 <0.1
Some Other Race 4,595 12.3 4,757 11.7
Two or More Races 1,223 3.3 1,339 3.3
Total 37,467 100 40,704 100
Hispanic or Latino (of any race) 11,339 30.3 13,872 34.1
Source: 2010 U.S. Census, Tables P3 and P12H; American Community Survey
2014-2018 5-Year Estimates, Table DP05
Employment
The economy of the Coachella Valley was traditionally agriculture-
driven, but has gradually shifted to tourism, service industries, 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. Tourism and
resort development are leading indicators that predict employment and
housing demand. Although the tourist economy is seasonal in the
Coachella Valley, it is generally stable and does not typically 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.
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According to the US Census Bureau (2014-2018 American Community
Survey), in 2018 the civilian labor force over 16 years comprised 17,180
persons. Table II-6shows the types of employment by industry held by
La Quinta residents in 2018. The majority of jobs held by La Quinta
residents were in “educational services, health care, and social
assistance”, followed by “arts, entertainment, recreation,
accommodation, and food service” industries, “retail trade,” and
“professional, scientific, management, administrative, and waste
management” industries.
As shown in Table II-7, more than one-third (37.1%) of the City’s civilian
employed labor force is employed in “management, business, science,
and arts” occupations, followed by “sales and office” occupations
(26.5%) and “service” occupations (20.8%). Table II-8 shows the major
employers in the City of La Quinta. The largest employers are in the
nonmanufacturing economy and are directly related to the provision of
services, including education, big box retail, and recreational and resort
activities. In 2019 the City surveyed its major commercial and hospitality
facilities to identify major employers in the city limits. The largest
employers surveyed include Desert Sands Unified School District, La
Quinta Resort & Club/PGA West, Wal-Mart, Costco, and Home Depot.
The Great Recession, with onset in late 2007, saw high unemployment
and job losses in the Coachella Valley. At the lowest point, about every
seventh person lost their job.1 Regional employment started to increase
in 2011, but annual growth was still slower than pre-Recession levels until
2017, suffering more impact than western Riverside County, the state,
and nation. The construction sector was hit hardest regionally, with
approximately 70% of jobs lost and only 14% recovered by December
2017.2 The Retail Trade and Wholesale Trade sector lost around 6,700
jobs but has basically returned to pre-Recession levels. Two sectors have
fully recovered and even added jobs: Education and Health Services and,
to a lesser extent, Leisure and Hospitality.
Between 2012 and 2019, annual unemployment rates in La Quinta saw
an overall decline from a high of 7.5% in 2012 to a low of 4.1% in 2019.3
However, analysis of employment data from 2005 to 2017 shows that, as
of December 2017, La Quinta had not fully recovered the job losses it
incurred during the Great Recession. The City lost about 30% of jobs,
1 2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Figure 24.
2 Ibid, Figures 25 and 26.
3 California Employment Development Department annual unemployment rates
(labor force), not seasonally adjusted, not preliminary.
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relative to peak employment, and had recovered only about 5%.4 This
scenario is roughly the same for seven other Coachella Valley cities; only
Palm Springs and Rancho Mirage had recovered and exceeded their
previous peaks.
Future employment opportunities for City residents will include a variety
of new retail, service, and entertainment jobs at the luxury Montage and
Pendry hotels that are under construction at the SilverRock Golf Resort,
a Residence Inn recently constructed on Highway 111, as well as other
development resulting from the City’s 2019 Highway 111 Corridor Plan.
CV Link, a 49-mile long regional, multimodal pathway under
construction, will run north of the Highway 111 corridor and is
anticipated to support new business and employment opportunities.
Table II-6
Employment by Industry (2018)
Industry Employed
Persons
% of Employed
Persons
Agriculture, forestry, fishing, hunting, mining 352 2.0
Construction 1,056 6.1
Manufacturing 691 4.0
Wholesale Trade 242 1.4
Retail Trade 2,479 14.4
Transportation and warehousing, and utilities 657 3.8
Information 199 1.2
Finance, insurance, real estate, rental, leasing 1,309 7.6
Professional, scientific, management, admin., waste
management 1,977 11.5
Educational services, health care, social assistance 3,373 19.6
Arts, entertainment, recreation, accommodation,
food services 2,947 17.2
Other services, except public administration 1,021 5.9
Public Administration 877 5.1
Total civilian employed 16 years and over 17,180 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2403
4 2019 Greater Palm Springs Economic Report, Coachella Valley Economic
Partnership, Figure 28.
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Table II-7
Employment by Occupation (2018)
Occupation # %
Management, business, science, and arts occupations 6,368 37.1
Service occupations 3,577 20.8
Sales and office occupations 4,547 26.5
Natural resources, construction, and maintenance
occupations
1,588 9.2
Production, transportation, and material moving
occupations
1,100 6.4
Total civilian employed population 16 years and over 17,180 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table S2401
Table II-8
Principal Employers in City of La Quinta
Name of Employer Employed
Persons
Description
Desert Sands Unified School District 2,852 Government
La Quinta Resort & Club/ PGA West1 1,412 Hotel & Golf Resort
Wal-Mart Super Center 300 Retailer
Costco 290 Retailer
Home Depot 212 Retailer
Target 180 Retailer
Lowe’s Home Improvement 150 Retailer
Imperial Irrigation District 134 Utility Company
In N Out 84 Fast Food Restaurant
Vons 83 Grocery Store
Rancho La Quinta 77 Golf Resort
Traditions Golf Club 71 Golf Resort
Source: City of La Quinta 2018/19 Comprehensive Annual Financial Report.
1 La Quinta Resort & Club and PGA West are accounted for as one entity; as such, their
employment numbers are reported together as of FY 2015-16.
Many La Quinta residents work in other communities, and many
residents from other cities work in La Quinta. Table II-9 describes the
employment locations of La Quinta residents. As shown, only 23.1% of
City residents work in La Quinta. A quarter (25.0%) work in Palm Desert.
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Table II-9
Commuting Patterns
Where La Quinta
Residents Work
No. of La Quinta
Residents
% of Total
Indio 1,087 14.1
Cathedral City 254 3.3
Palm Desert 1,933 25.0
Palm Springs 827 10.7
Coachella 438 5.7
La Quinta 1,788 23.1
Desert Hot Springs 44 0.6
Rancho Mirage 879 11.4
Indian Wells 484 6.3
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Table 6. Based on 2015 data.
General Income Characteristics
Income can often vary significantly by region, industry, and type of job.
Table II-10 describes average income per worker by industry in the
Coachella Valley. As shown, the highest-paying sectors are
Finance/Insurance/Real Estate, Government, and Information, with
incomes averaging around $50,000 to $60,000. The lowest-paying
sectors include Retail Trade, Other Services, and Leisure and Hospitality,
with incomes averaging around $31,000.
Table II-10
Average Income by Industry, Coachella Valley
Industry
Average Income
per Worker, 2017
Agriculture $29,571
Construction $45,488
Manufacturing $46,340
Retail Trade $32,281
Information $50,493
Finance, Insurance, Real Estate $59,726
Professional and Business Services $43,736
Education and Health Services $48,322
Leisure and Hospitality $31,513
Government $58,711
Other Services $31,836
Logistics $45,114
Source: 2019 Greater Palm Springs Economic Report, Coachella Valley
Economic Partnership, Figure 29
The median household income in La Quinta in 2018 was $79,889, higher
than the Riverside County median household income of $63,948. Since
2010, the median income for La Quinta residents has increased, with the
2010 median family income reported as $57,768 for the County of
Riverside and $67,444 for the City of La Quinta. Household income
estimates (2018) by total households are provided in Table II-11.
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Table II-11
2018 Household Income Estimates
Income Category Households % of Households
Less than $10,000 901 5.8%
$10,000 - 14,999 386 2.5%
$15,000 - 24,999 846 5.5%
$25,000 - 34,999 1,384 8.9%
$35,000 - 49,999 1,771 11.4%
$50,000 - 74,999 2,201 14.2%
$75,000 - 99,999 1,792 11.6%
$100,000 – 149,999 2,872 18.5%
$150,000 – 199,999 1,254 8.1%
$200,000 or more 2,098 13.5%
Total 15,505 100.0%
Median Income $79,889
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP03
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 a world class resort and has been a favored location for
vacation and retirement homes.
Generally, single-family residences were constructed on an individual
basis from the 1950s until the La Quinta Country Club area was
developed in the 1960s. In 1975, a brief building boom began due to
speculation. Recessions in the 1980s and early 1990s resulted in an
oversupply of housing and little construction in the City. A rebound
occurred beginning in the late 1990s. As a result, the City has seen a rapid
increase in residential development of all types, but predominantly
single-family units. 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.
The bust of subprime lending practices in the early and mid-2000s led to
the Great Recession, which resulted in a steep decline in home values,
rapid increase in foreclosures, and decrease in the number of
households eligible to enter the ownership housing market.
Construction of new housing slowed in La Quinta and many regional and
national markets.
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Housing Characteristics
Between 2012 and 2019, the number of housing units in the City
increased by 1,179 units from 23,585 to 24,764 units. This change
represents a 5.0 percent increase (see Table II-12).
There are five types of housing units for which data is presented in Table
II-12: detached and attached single family units, multifamily in a building
of 2 to 4, or 5 or more units, and mobile homes. The predominant type
of dwelling unit in the City of La Quinta continues to be single-family
detached.
Together, detached and attached single-family homes comprised 88.0
percent of all units in the City in 2019. The number of multifamily (5 or
more) units in the City increased by 31.9% from 2012 to 2019, although
multifamily units represented 11.1 percent of the total housing stock in
2019.
Table II-13 shows the number of building permits issued for new
residential construction in La Quinta between January 1, 2014 and
December 31, 2020, covering nearly all of the 2014-2021 planning period.
The data show that 944 permits were issued. The majority (92.7%) were
for single-family detached units, 4.0% were for single-family attached
units, 2.2% were for multi-family 3-4 units, and 1.1% were for multi-family
5+ units.
Table II-12
Housing Stock Trends – 2012 to 2019
Building Type
2012 2019
Change 2012–
2019
Units
% of
Total1 Units
% of
Total1 # %
Single-Family
Detached 18,622 79.0 19,310 78.0 688 3.7
Single-Family
Attached 2,387 10.1 2,476 10.0 89 3.7
Multifamily, 2-4
units 1,127 4.8 1,140 4.6 13 1.2
Multifamily, 5 or
more units 1,218 5.2 1,607 6.5 389 31.9
Mobile Homes 1 231 1.0 231 1.0 0 0
Total Dwelling
Units 23,585 100.0 24,764 100.0 1,179 5.0
Source: Department of Finance Table E -5, 2012 and 2019.
1 differences due to rounding
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Table II-13
New Residential Construction, 2014-2020
Building Permit Type No. of Permits1 Percent of Total
Residential Dwellings:
Single-Family Detached 875 92.7%
Single-Family Attached 38 4.0%
Multi-Family 3-4 units 21 2.2%
Multi-Family, 5+ units 10 1.1%
Total Permits: 944 100.0%
Source: La Quinta Building Division
1 Permits issued between 1/01/14 through 12/31/20
Households
Before current housing problems can be understood and future needs
anticipated, housing occupancy characteristics need to be identified.
The following is an analysis of household type, 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.
From 2010 to 2018, the number of La Quinta households grew from
14,802 to 15,505 at a 4.6% rate, as shown in Table II-14. In 2018, the
majority of households (56.7%) consisted of married couple families,
followed by non-family households (29.2%).
Table II-14
Household Growth Trends (2010 – 2018)
Year Number of
Household
s
# Increase % Increase
2010 14,820 - -
2018 15,505 685 4.6
Source: 2010 U.S. Census, Table P28; American Community
Survey 2014-2018 5-Year Estimates, Table DP02
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Table II-15
Household Types
Household Type No. of
Households
% of
Total
Family households: 10,977 70.8
Married couple family 8,797 56.7
Male householder, no wife
present
747 4.8
Female householder, no
husband present
1,433 9.2
Non-family households 4,528 29.2
Total Households 15,505 100
Average Household Size 2.62
Source: American Community Survey 2014-2018 5-Year Estimates,
Table DP02
Housing Tenure
The number of owner-occupied housing units in the City has not
fluctuated much since 2010. In 2018, La Quinta owners occupied 76
percent of total units in the City, compared to 75.2 percent in 2010.
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 many
households have found housing. However, fewer vacant housing units
remain available and households needing housing 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 an oversupply of housing units.
As shown in Table II-16, the vacancy rate in La Quinta was 38.3 percent
(9,638 units) in 2018, reflecting the seasonal resort character of the City.
Among the vacant units, 31.8 percent of total housing units in the City
are for seasonal, recreational, or occasional use. On that basis, the City’s
actual net vacancy rate is 6.5%, including 353 units available for rent, 596
available for sale, 271 rented or sold and awaiting occupancy, and 414 of
other vacant status.
Of the 15,505 (61.7%) occupied housing units in the City, about 71.8% are
owner-occupied, and 28.2% are renter-occupied. The homeowner
vacancy rate is 5.0%, and the rental vacancy rate is 7.4%, both of which
are moderately low.
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Table II-16
Vacancy Status
Vacancy Status Units Percentage
Occupied Units
Owner-occupied 11,125 44.2
Renter-Occupied 4,380 17.4
Subtotal 15,505 61.7
Vacant Units
For rent 353 1.4
Rented, not occupied 28 0.1
For sale only 596 2.4
Sold, not occupied 243 1.0
For seasonal, recreational, or
occasional use
8,004 31.8
For migrant workers 0 0
Other vacant 414 1.6
Subtotal 9,638 38.3
Total Units 25,143 100
Vacancy Rate:
Homeowner vacancy rate - 5.0
Rental vacancy rate - 7.4
Source: American Community Survey 2014-2018 5-Year Estimates,
Tables DP04 and B25004
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 71.4 percent of the housing stock in the City of La Quinta
has been built since 1990, and about 44 percent of the current stock has
been constructed since 2000 (see Table II-12). Less than 5 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 or rehabilitate
some of these structures. These homes are primarily in the Cove area
and behind City Hall.
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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 homeowners association.
Table II-17
Age of Housing Stock in La Quinta
Year Built Total Percentage
After 2014 125 0.5
2010-2013 276 1.1
2000-2009 10,651 42.4
1990–1999 6,901 27.4
1980–1989 4,235 16.8
1970–1979 1,762 7.0
1960–1969 460 1.8
1950–1959 459 1.8
1940–1949 153 0.6
Before 1939 121 0.5
Total Stock 25,143 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP04
Housing is considered substandard when conditions are found to be
below the minimum standards of living defined by Section 1001 of the
Uniform Housing Code. Households living in substandard conditions are
considered as needing housing assistance even if they are not seeking
alternative housing arrangements. According to a 2007 City-wide
housing conditions survey (see Housing Conditions Survey, below), the
majority of units needing minor or moderate rehabilitation 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.
Another measure of potentially substandard housing is the number of
housing units lacking adequate kitchen and plumbing facilities. In La
Quinta, there are 83 units (0.54% of all units) lacking complete kitchens
and 61 units (0.39% of all units) lacking plumbing facilities. More
homeowner units have deficiencies than rental units. These homes
could potentially benefit from rehabilitation programs.
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Table II-18
Housing Units Lacking Facilities
Type of Deficiency
Owner-Occupied Units Renter-Occupied Units Total
No.
Total
Units
in City
Percent
of Total
Units
No.
Total
Units in
City
Percent
of Total
Units
No.
Percent
of Total
Units
Lacking complete
kitchen facilities 69 11,125 0.62 14 4,380 0.32 83 0.54
Lacking plumbing
facilities 61 11,125 0.55 0 4,380 0 61 0.39
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25053 and B25049
The City offers programs that assist homeowners and apartment
complex owners with home maintenance and repair costs.
Homeowners interested in reducing their utility bills through upgrades
now have an alternative to tapping their mortgage for home equity
loans. Through partnership with the City of La Quinta, HERO and Ygrene
are offering low-fixed interest rates and flexible payment terms of up to
20 years, with repayments made through property taxes. Currently,
both programs offer a wide array of home energy products
including: windows, skylights, and doors; heating, ventilation, and air
conditioning; solar panels; roofing and insulation; artificial turf; and drip
irrigation. In addition, Ygrene also offers pool pumps and related
equipment and lighting products; HERO offers electric vehicle charging
stations and water heating products.
Housing Conditions Survey
The last citywide survey of housing conditions was conducted in
November 2007. Homes were evaluated based on the condition of
structural elements (walls, supports, columns), doors and windows,
paint and cosmetics, roofing, and landscape and streetscape.
The survey found that most homes were in good condition and required
little or no maintenance or repairs. Approximately 7% of the housing
stock (1,408 units) was categorized as “Deferred Maintenance” and
needed minor repairs, such as refreshed paint and landscaping. Thirty-
six (36) units were designated “Minor Rehabilitation” and
demonstrated numerous deferred maintenance conditions; 83% of
these units were in the Cove. Twenty-three (23) units designated
“Moderate Rehabilitation” were in a deficient state and needed major
roof repair, window replacement, or similar repairs; 87% of them were in
the Cove. Four (4) units were designated “Substantial Rehabilitation or
Replacement”; they required complete replacement of roofs, walls,
and/or other structural elements and their condition endangered the
health, safety, or well-being of occupants.
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The City has not conducted a housing conditions survey since 2007;
however, one is planned for fiscal year 2021/2022.
Rooms per Unit
Table II-19 shows the number of bedrooms per unit, ranging from no
bedroom (studios) to five or more bedrooms. Table II-19 also describes
the number of bedrooms per unit, in relation to the total number of
units for both 2011 and 2018. The most prominent change proportionally
was in no-bedroom (studio) units, which increased 1.7 percent from 2011
to 2018. This change may be a combination of additional guest houses,
a popular addition in the City, and accessory dwelling units, which have
in recent years become more common.
Table II-19
Bedrooms Per Unit, 2011–2018
Bedrooms Per
Unit 2011 % of Total 2018 % of Total % Change
1
Studio (no
bedroom) 172 0.8 622 2.5 1.7
1 1,145 5.2 1,307 5.2 0
2 4,046 18.3 4,278 17.0 -1.3
3 11,772 53.3 13,305 52.9 -0.4
4 4,441 20.1 5,125 20.4 0.3
5+ 506 2.3 506 2.0 -0.3
Total 22,082 100 25,143 100.0 ----
Source: 2009-2013 and 2014-2018 American Community Survey 5-Year Estimates, Tables
B25041.
1 This category represents percent change in proportional terms.
Table II-20 identifies the number of bedrooms in a dwelling unit by
tenure. Three-bedroom units constituted the majority of housing stock
(approximately 55 and 49.4 percent, respectively) of both owner and
rental units. In ownership units, those with two, three, or four bedrooms
made up 96.7 percent of units, while the same bedroom mix made up
only 82.1 percent of 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.
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Table II-20
Bedrooms in Dwelling Unit by Tenure, 2018
Tenure Number Percentage
Owner Occupied 11,125 100
Studio (no bedroom) 42 0.4
1 bedroom 93 0.8
2 bedrooms 1,721 15.5
3 bedrooms 6,124 55.0
4 bedrooms 2,912 26.2
5 or more bedrooms 233 2.1
Renter Occupied 4,380 100
Studio (no bedroom) 78 1.8
1 bedroom 697 15.9
2 bedrooms 989 22.6
3 bedrooms 2,165 49.4
4 bedrooms 443 10.1
5 or more bedrooms 8 0.2
Total 15,505 100
Studio (no bedroom) 46 0.8
1 bedroom 686 5.1
2 bedrooms 2,200 17.5
3 bedrooms 7,655 53.5
4 bedrooms 2,952 21.6
5 or more bedrooms 332 1.6
Source: 2014-2018 American Community Survey 5-Year Estimates, Tables B25042.
Housing Costs
This section discusses values of ownership housing, and average rental
prices for rental housing. La Quinta’s for-sale and rental properties
range from multimillion-dollar estates to very low-income subsidized
units.
Home Values
The table above compares median housing values in Coachella Valley
cities from 2013 to 2018. La Quinta’s median housing value was $348,400
in 2013, which was lower than Rancho Mirage and Indian Wells, but
higher than the other cities. Its median value increased 10.8% over the 5-
year period, which was the third lowest percent increase in the region.
However, the City’s median housing value still ranks third highest in the
Coachella Valley.
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Table II-21
Regional Median Housing Value Trends, 2013 – 2018
Jurisdiction
Median Value,
owner-occupied units
% Change
2013-2018 2013 2018
Desert Hot Springs $121,600 $174,900 43.8%
Palm Springs $267,800 $367,900 37.4%
Cathedral City $179,500 $259,900 44.8%
Rancho Mirage $518,000 $499,900 -3.5%
Palm Desert $308,000 $335,400 9.0%
Indian Wells $604,600 $706,800 16.9%
La Quinta $348,400 $386,200 10.8%
Indio $192,600 $267,900 39.1%
Coachella $137,600 $207,300 50.7%
Source: American Community Survey 2009-2013 and 2014-2018 5-Year Estimates,
Table B25077
Table II-22 shows that nearly a third (32.5%) of owner-occupied units
were valued between $300,000 to $499,999 in 2018, followed by 26% in
the $500,000 to $999,999 range and 21.6% in the $200,000 to $299,999
range. Currently, 36% of owner-occupied units are worth $500,000 or
more, and 31.6% are valued below $300,000.
Table II-22
Housing Values in La Quinta, 2018
Owner-occupied units value Number Percent
Less than $50,000 240 2.2%
$50,000 to $99,999 153 1.4%
$100,000 to $149,999 135 1.2%
$150,000 to $199,999 581 5.2%
$200,000 to $299,999 2,404 21.6%
$300,000 to $499,999 3,612 32.5%
$500,000 to $999,999 2,888 26.0%
$1,000,000 or more 1,112 10.0%
Total 11,125 100
Median (dollars) 386,200 -
Source: American Community Survey 2014-2018 5-Year Estimates, Table
DP04
New Homes
While the volume of new homes shrank by 30.6% from 2017 to 2018, the
median price of new homes also decreased by 27.4% from 2018 to 2019.5
Although housing starts do not compare to pre-Recession levels, the
market has recovered slowly.
5 Ibid.
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During the 2014-2021 planning period, the City and non-profit
organizations arranged financing for rehabilitation and expansion of
affordable housing units at the Washington Street Apartments. The
project, located on approximately 11.5 acres, included the substantial
rehabilitation of all 72 existing units, construction of 68 new units,
construction of 2 new community buildings, laundry facilities, a fitness
center, and 2 swimming pools. The Coral Mountain project was also
constructed during this period, providing 174 low and moderate income
units.
Currently pending residential housing projects are listed in the following
table. As shown, approximately 2,822 single-family and multi-family
units are either under review, approved, or under construction.
Table II-23
Pending Residential Projects
Development Name
Acres
No. of
Dwelling
Units
Type of
Dwelling Units
Status
Mountain Village Residences 0.22 6 multi-family apts. under review
Estate Collection at Coral Mountain 20 57 single-family approved
SilverRock Phase 1 46.6 29 Single-family approved
Travertine 800 1,200 single-family under review
Centre at La Quinta 22 133 multi-family condos approved
Desert Club Apartments 0.7 16 multi-family apts. approved
Floresta 20.8 82 single-family under
construction
Residence Club at PGA West 3 11 single-family approved
Canyon Ridge 28.3 74 single-family approved
Codorniz 15 142 single-family under
construction
SilverRock Phase 2 30.5 66 hotel branded condos approved
Estates at Griffin Lake 30 78 single-family approved
Monterra 14 40 single-family in final phase
Signature at PGA West 42 230 single-family approved
The Peak Mixed Use 0.38 8 multi-family apts. under review
La Quinta Penthouses 12.74 8 multi-family apts. under review
Jefferson Street Apartments 5.36 42 multi-family apts. under review
Coral Mountain Resort 320 600 single-family under review
Total Units: 2,822
Rental Costs
The rental housing market in La Quinta includes apartments,
townhomes, condos/co-ops, and single-family homes. Table II-24 shows
median gross rent by number of bedrooms, according to the American
Community Survey. The median gross rent is $1,473.
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Table II-24
Median Gross Rent by Bedrooms (2018)
No. of Bedrooms Median Gross Rent*
No bedroom $797
1 bedroom $396
2 bedrooms $1,206
3 bedrooms $1,731
4 bedrooms $2,176
5+ bedrooms not provided
Median Gross Rent: $1,473
* estimated, renter-occupied housing units paying cash rent
Source: American Community Survey 2014-2018 5-Year Estimates,
Table B25031
Online listings show that current market rental rates generally range
from approximately $1,330 to $1,800 for a 1-bedroom unit; $1,400 to
$3,500 for a 2-bedroom unit; $2,000 to $4,500 for a 3-bedroom unit; and
$2,400 to $5,000 for a 4+-bedroom unit.6 Although rental rates for some
units are much higher than reflected in these ranges, they are generally
outliers and not reflective of the majority. No studio apartment listings
were found in the search.
Affordable Rental Units
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. New rental projects in La
Quinta, particularly affordable projects, are incorporating more aspects
of sustainable design and green building.
There are 28 affordable single-family rental units in La Quinta, all of
which have 3 bedrooms. Additionally, there are nine affordable multi-
family housing complexes offering a total of 912 affordable multi-family
rental units,7 including HUD apartments, Section 8 apartments, public
housing apartments, non-profit senior and family low-income
apartments, and Low-income tax credit apartments (LIHTC).8 Five of the
complexes are available to residents of all ages, including the following:
Vista Dunes Courtyard Homes, constructed in 2008, provides 80
rental units affordable to extremely low, very low, and low income
households. Vista Dunes was the first very low-income multifamily
6 Rent.com, accessed June 1, 2020.
7 Affordable Housing Program, Single-Family Rental Units and Multi-Family Rental
Units, City of La Quinta, updated July 8, 2020.
8 LowIncomeHousing.us, accessed June 1, 2020.
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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. Vista
Dunes offers one- to three-bedroom apartments.
Wolff Waters Place, built in 2009, includes 216 green-built one- to
four- bedroom apartments that are affordable to extremely low,
very low, low, and moderate income households. Wolff Waters Place
is a Low-Income Housing Tax Credit (LIHTC) project.
Aventine Apartments provides 20 units for low and moderate
income households.
Coral Mountain Apartments includes 174 units for low and moderate
income households.
Villa Cortina Apartments provides 116 moderate income restricted
rentals.
Four apartment complexes are dedicated to senior affordable rentals,
including:
Hadley Villas (79 units) offers extremely low, very low, and low
income one-bedroom villas and accepts HUD subsidies. Depending
on availability, rent will be based on 30% of the Adjusted Gross
Income for persons qualifying for low income housing.
Seasons At Miraflores La Quinta is a Low-Income Housing Tax Credit
(LIHTC) apartment with 116 extremely low and very low income one-
to two-bedroom apartments. The LIHTC gives incentives to builders
and developers to provide affordable housing to low income
persons. The maximum rent charged is based on the Area Median
Income (AMI).
Seasons At La Quinta is a Low-Income Housing Tax Credit (LIHTC)
apartment and provides 87 extremely low, low, and moderate
income apartments.
Washington Street Apartments was recently renovated and
expanded and re-opened in late 2019. It provides 140 units for
extremely low, very low, low, and moderate income seniors, nearly
doubling its previous capacity. Thirteen (13) of these units are
affordable through Section 8.
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HOUSING NEEDS
The following analysis of current City housing conditions addresses
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 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 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.
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.
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Table II-25 lists the percentage of renters and homeowners who
overpay for housing, based on 2012-2016 Comprehensive Housing
Affordability Strategy (CHAS) data. CHAS data are compiled by the U.S.
Department of Housing and Urban Development (HUD) to evaluate the
extent of housing problems and needs, particularly for low income
households, based on Census data.
Approximately 36.8 percent of all households in La Quinta spent more
than 30 percent of their income on housing costs (“overpay”). A roughly
equal proportion of owner and renter households (36.5% and 37.3%,
respectively) experienced overpayment. Among extremely low-income
households, 61.5 percent of renters and 78.4 percent of homeowners
overpaid for housing. Among very low-income households, 70.8 percent
of renters and 85.6 percent of homeowners overpaid for housing.
Among low-income households, 64.9 percent of renters and 69.5
percent of homeowners overpaid. Furthermore, many of these
households were actually paying more than 50 percent of their gross
household income for housing (“severely overpaying”). Note that the
proportions of households overpaying or severely overpaying are higher
for lower-income households as a group, indicating that the cost burden
of overpayment falls disproportionately on lower-income households
and renters. These overpayment estimates reflect the need for
affordable housing in the City, particularly for lower income households
for rental and purchase.
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Table II-25
Overpayment by Income Category and Tenure
Household Income1 Owners Renters
Households % Households %
less than or = 30% HAMFI (Extremely Low Income) 580 870
overpaying 455 78.4 535 61.5
severely overpaying 385 66.4 350 40.2
>30% to less than or =50% HAMFI (Very Low Income) 835 565
overpaying 715 85.6 400 70.8
severely overpaying 475 56.9 220 38.9
>50% to less than or =80% HAMFI (Low Income) 1,375 655
overpaying 955 69.5 425 64.9
severely overpaying 510 37.1 180 27.5
Subtotal: All lower-income households 2,790 2,090
Subtotal: All lower-income HH overpaying 2,125 76.2 1,360 65.1
Subtotal: All lower-income HH severely overpaying 1,370 49.1 750 35.9
>80% to less than or =100% HAMFI (Moderate Income) 755 425
overpaying 415 55.0 125 29.4
severely overpaying 150 19.9 55 12.9
>100% HAMFI (Moderate and Above Moderate Income) 7,080 2,095
overpaying 1,340 18.9 235 11.2
severely overpaying 295 4.2 15 0.7
Total Households 10,625 4,610
Total Households Overpaying 3,880 36.5 1,720 37.3
Total Households Severely Overpaying 1,815 17.1 820 17.8
1 HAMFI = HUD Area Median Family Income. HUD and CA HCD use different terminology/methodology to define Household
Income, but they are roughly equivalent. The table above matches HCD’s terminology (“extremely low, very low, low”)
commonly used in HE documents to HUD categories, where appropriate. Note that “moderate” refers to 80%-120% of AMI,
and thus is noted in two HUD categories accordingly.
“Overpaying” is defined as spending >30% of gross household income on housing costs.
“Severely overpaying” is defined as spending >50% of gross household income on housing costs.
Source: U.S. Dept. of Housing and Urban Development, CHAS data for La Quinta, based on 2012-2016 ACS.
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.
Overpayment among the moderate and above moderate-income
categories is a reflection of current economic conditions. 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.
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Table II-26 identifies the affordable rents and purchase prices, by
income category, for a one-person household, a two-person household,
and a family of four. Affordable rental rates and ownership (mortgage)
costs are generally based on 30 percent of gross income.
Table II-26
Affordable Housing Costs by Annual Income
Income Category1 Annual Income Limit Maximum
Affordable
Monthly
Rent Payment 2
Maximum
Affordable
Monthly
Mortgage
Payment 3
Maximum
Affordable
Home
Purchase
Price4
Single-Person Household
Extremely Low (0-30% of AMI) $15,850 $396 $452 $58,750
Very Low (30%-50% of AMI) $26,400 $660 $753 $97,750
Low (50%-80% of AMI) $42,200 $1,055 $1,054 $136,900
Moderate (80%-120% of AMI) $63,250 $1,581 $1,933 $251,100
Above Moderate (120%+ of AMI) $63,250+ Above $1,581 Above $1,933 Above $251,100
Median $52,700 $1,318
Two-Person Household
Extremely Low (0-30% of AMI) $18,100 $453 $508 $66,000
Very Low (30%-50% of AMI) $30,150 $754 $847 $110,000
Low (50%-80% of AMI) $48,200 $1,205 $1,186 $154,000
Moderate (80%-120% of AMI) $72,300 $1,808 $2,174 $282,400
Above Moderate (120%+ of AMI) $72,300+ Above $1,808 Above $2,174 Above $282,400
Median $60,250 $1,506
Four-Person Household
Extremely Low (0-30% of AMI) $26,200 $655 $565 $73,450
Very Low (30%-50% of AMI) $37,650 $941 $941 $122,200
Low (50%-80% of AMI) $60,250 $1,506 $1,318 $171,250
Moderate (80%-120% of AMI) $90,350 $2,259 $2,416 $313,650
Above Moderate (120%+ of AMI) $90,350+ Above $2,259 Above $2,416 Above $313,650
Median $75,300 $1,883
1 AMI = area median income.
2 Based on 30 percent of monthly income.
3 From Riverside County/City of La Quinta 2020 Affordable Ownership Housing Cost Limits. Assumes single-person household
lives in 1-bedroom unit; 2-person household lives in 2-bedroom unit; 4-person household lives in 3-bedroom unit.
4 Converts the “Maximum Affordable Monthly Mortgage Payment” to a home value, assuming 10% down, 15-year fixed, 4.0%
interest rate, 1.25% taxes and homeowner’s insurance monthly.
Source: HCD 2020 State Income Limits
Affordability of Homeownership
Home values have generally increased in the Coachella Valley during
2013 to 2018 (see Table II-21). Some new and fairly new homes are for
sale at prices that are affordable to median and moderate-income
households (see Table II-22). However, many homes are out of reach for
lower income and many moderate households in the City. Table II-22
shows that La Quinta has a wide range of housing values. The median
housing value is $386,200. Units valued at less than $100,000, which
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would be affordable to extremely low income households and very low
single-person households, comprise only 3.6% of all units in the City. Only
4.8% of ownership units are valued at less than $150,000, and only 10% of
ownership units are valued at less than $200,000, which would be in the
range affordable to low-income households. Therefore, it could be
challenging for extremely low, very low, low, and moderate income
households to enter the homeownership market.
To expand homeownership opportunities, the City coordinates with
nonprofit agencies that provide relief to low-income residents and
develop affordable ownership units, and assists with securing third
party financing. The City also supports the use of affordable housing
rent-to-own transition programs; developers who agree to set aside all
or a portion of their units for low-income households can receive federal
tax credits under the Low Income Housing Tax Credit (LIHTC) program,
and lower income residents have opportunities to invest and gain equity
in their homes. The City also provides interested homeowners with
information about grants and other resources available for home repairs
and/or rehabilitation.
Affordability of Rental Costs
As shown previously in Table II-26 median rent for a 1-bedroom unit is
$396; the above table shows that single-person households in all income
categories could afford a monthly rent payment of $396 or higher and,
therefore, should be able to afford a 1-bedroom unit. Median rent for a
2-bedroom unit is $1,206; however, the table above shows that two-
person households in the extremely low and very low-income categories
would not have enough income to afford such a unit. Median rent for a
3-bedroom unit is $1,731; however, the table above shows that four-
person households in the extremely low, very low, and low-income
categories would not have enough income to afford such a unit.
Hundreds of lower and moderate-income households are served by
existing affordable housing and other projects. With the market-rate
rental market essentially closed to 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, accessory dwelling 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” and severely overcrowded
housing units as “those in excess of 1.5 persons per room average.”
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Overcrowding may occur when a family or household cannot afford
adequate living space, houses 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.
La Quinta has 577 overcrowded and severely overcrowded housing
units, which represents 3.7% of the total 15,505 occupied units in the City.
Table II-27 shows that 3.2 percent of the total occupied housing units
were moderately overcrowded in 2018, an increase from 2.4 percent
from 2009-2011.
A higher incidence of overcrowding was experienced among the rental
tenure group. Although renter households constituted only 28.2
percent of all households in the City, approximately 10.9 percent of
renters experienced overcrowded conditions, with 1.6 percent of all
renters experiencing severe overcrowding. In comparison, within
owner-occupied households, 0.9 percent experienced overcrowded
conditions, with 0.1 percent experiencing severe overcrowding.
Table II-27
Overcrowding
Status
Owner Renter Total Households
Number
% of
Owner
s
Number
% of
Renters Number
% of
Total
Not
Overcrowded 11,025 99.1 3,903 89.1 14,928 96.3
Moderately
Overcrowded 86 0.8 406 9.3 492 3.2
Severely
Overcrowded 14 0.1 71 1.6 85 0.5
Total 11,125 100.0 4,380 100.0 15,505 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25014.
Note: Universe is total households in occupied housing units. Housing units that exceed
1.0 or more persons per room are considered moderately overcrowded. Housing units that
exceed 1.5 or more persons per room are considered severely overcrowded.
Special Populations
The state requires that the special needs of certain disadvantaged
groups be addressed in the Housing Element. Selected populations with
special housing needs include seniors, persons with disabilities, large
families, single-parent households, the homeless, and farm workers.
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Seniors
The special housing needs of senior residents 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,
seniors may have special needs related to housing design and location.
With regard to housing design needs, seniors may require ramps,
handrails, and lower cupboards and counters, etc., to allow greater
access and mobility. They also may need special security devices for their
homes for greater self-protection. Seniors may also have special needs
regarding location, such as the need for access to public facilities (i.e.,
medical and shopping) and transit. In many instances, seniors prefer to
stay in their own dwellings rather than relocate to a retirement
community and may need assistance making home repairs or
modifications. Every effort should be made to maintain their dignity,
self-respect, safety, and quality of life.
As shown in the following table, 5,883 householders (37.9% of all
householders) are 65 years or older. Senior households comprise 43.8%
of all owner-occupied units, and 23.0% of all renter-occupied units.
Table II-28
City of La Quinta
Senior Households by Tenure
Householder Age Owner-Occupied Renter-Occupied
Households %1 Households %
Non-Senior Households
Under 65 years 6,251 56.2 3371 77.0
Senior Households
65 to 74 years 3,015 27.1 524 12.0
75 to 84 years 1,519 13.7 326 7.4
85 years and over 340 3.1 159 3.6
Subtotal, Senior
Households 4,874 43.8 1,009 23.0
Total Households 11,125 100.0 4,380 100.0
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25007
1 differences due to rounding
According to the American Community Survey, an estimated 896
seniors have incomes below the poverty level, which represents 9.0% of
all seniors in the City. The 2020 federal poverty guideline for one person
is $12,760. The major source of income for most seniors is Social Security,
and the average Social Security monthly benefit is $1,503.9 Therefore, a
single senior paying 30% of their monthly Social Security income on
housing costs would pay $451 toward housing costs. However, La Quinta
9 Social Security Administration Fact Sheet, December 2019 Beneficiary Data.
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median rents are $797 for a studio unit, and $396 for a one-bedroom unit
(most likely not a separate unit given the relative price). A two-person
senior household would have $902 available for housing costs, but
median rents are $1,206 for a 2-bedroom unit. Therefore, Social Security
alone most likely cannot adequately cover housing costs in the City.
Table II-29
Senior Incomes Below the Poverty Level
Age Group
No. of Residents with Income in Past
12 Months
Below Poverty Level
65 to 74 years 541
75 years and over 355
Total 896
Source: 2014-2018 ACS 5-Year Estimates, Table B17001
Apart from privately owned housing units, the City has several
affordable rental options for senior living as discussed previously under
rental units. They include: Seasons Senior Apartments, which offers 87
senior units in the extremely low, low, and moderate affordable price
range; Miraflores, a project completed in 2003 that supplies 116 senior
units in the extremely low and very low income price range; Washington
Street Apartments, which offers 140 extremely low, very low, low, and
moderate income rentals (13 of these units are affordable through
Section 8); and Hadley Villas Senior Apartments, an affordable project
completed in 2004 that offers 79 units in the extremely low, very low,
low, and above moderate income price range. Continued construction
of multifamily units will aid greatly in meeting the needs of seniors
currently overpaying for rental units.
Numerous senior support services are provided by various
organizations, including those listed in the following table. There are
also numerous privately operated assisted living facilities and home care
service providers in the City and Coachella Valley.
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Table II-30
Senior Resources
Organization Services Provided
Assisted living and home care
providers (various private providers)
Housing, personal care, health care, housekeeping, meals
Braille Institute Coachella Valley
Neighborhood Center
Rehabilitation, enrichment classes, in-home support for the
visually impaired
La Quinta Wellness Center Health/fitness programs, social events, classes, homebound
outreach, food distribution
Eisenhower Memory Care Center Adult day center for neuro-cognitive impairments
FIND Food Bank Food distribution
Hidden Harvest Food distribution
Jewish Family Services of the Desert Advocacy, case management services
Riverside County Office on Aging Medical case management, counseling, transportation
assistance, meals
Salvation Army Food distribution, social events, community programs
Senior Advocates of the Desert Public benefits and social services assistance, emergency
financial assistance
SunLine Transit Agency For seniors and disabled residents: Half-Fare Program, Taxi
Voucher Program, SunDial paratransit service, bus travel
training
People with Disabilities
A “disability” is a physical or mental impairment that substantially limits
one of more major life activities. Housing elements must analyze the
special housing needs of people with disabilities. Senate Bill No. 812
(2011) requires that the analysis include 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 intellectual disabilities, cerebral palsy, epilepsy,
autism, and related conditions, but does not include other handicapping
conditions that are solely physical in nature.
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. Housing needs for individuals with
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 and surroundings, access to medical and other public services,
and affordability.
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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
safety, independence and dignity. The California Administrative Code
Title 24 Requirements set forth access and adaptability requirements for
the physically handicapped. These regulations apply to public buildings
such as government facilities and 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 2014-2018 ACS identified 4,722 persons in the City with disabilities,
of which 2,484 (52.6%) were persons over the age of 65. Individuals may
be affected by one or more types of disability. The second most affected
age groups are residents 18 to 64 years (42.2%). The table below
identifies the number of disabilities, by type, for La Quinta residents. The
most prevalent disabilities are ambulatory difficulties (26.6%) and
independent living difficulties (17.8%).
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Table II-31
City of La Quinta
Number of Disabilities, by Disability Type1
Disability by Age and Type Number of
Disabilities
Percent of Total
Disabilities1
Under age 18 242 2.8
Hearing Difficulty 4 0.05
Vision Difficulty 91 1.1
Cognitive Difficulty 130 1.5
Ambulatory Difficulty 0 0.0
Self-Care Difficulty 17 0.2
Independent Living Difficulty * *
Ages 18-64 3,188 37.4
Hearing Difficulty 291 3.4
Vision Difficulty 413 4.8
Cognitive Difficulty 845 9.9
Ambulatory Difficulty 746 8.8
Self-Care Difficulty 380 4.5
Independent Living Difficulty 513 6.0
Ages 65+ 5,088 59.7
Hearing Difficulty 1,024 12.0
Vision Difficulty 420 4.9
Cognitive Difficulty 548 6.4
Ambulatory Difficulty 1,530 18.0
Self-Care Difficulty 560 6.6
Independent Living Difficulty 1,006 11.8
Total Disabilities 8,518 100.0
Total Civilian Non-Institutionalized
Population with a Disability 4,722
1 differences due to rounding
* data not provided
Source: American Community Survey 2014-2018 5-Year Estimates, Table S1810
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 (IRC) in Riverside to provide and coordinate
local services in Riverside County, including the City of La Quinta. IRC
currently (2021) serves 172 clients who are La Quinta residents.
Facilities and services in the Coachella Valley that assist persons with
developmental and physical disabilities include:
o La Quinta Wellness Center connects seniors with Riverside
County Meals on Wheels, an outreach program for homebound
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seniors, and SunLine Transit Agency for Dial-a-Ride
transportation services.
o Angel View, a non-profit organization 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 100+ individuals at a time. There are 16 homes in
the Coachella Valley, including 12 in Desert Hot Springs, 3 in Palm
Springs, and 1 in Thousand Palms.
o The Inland Regional Center uses person-centered planning when
developing a Consumer’s Individual Program Plan (IPP). The IPP
outlines the goals developed by the Consumer and their support
team, as well as the services and supports they will receive to
help those goals. Many of the services/supports listed in the IPP
are funded by Inland Regional Center. However, services and
supports may also be provided by other agencies such as the
Social Security Administration, school districts, county agencies,
etc.
o Canyon Springs in Cathedral City is a State developmental center
operated by DDS with 55 licensed beds for individuals with
intellectual and developmental disabilities. The treatment
program at Canyon Springs is designed to provide its residents
with work/job training, including formal educational
opportunities and new home life and living skills. Referrals for
admission are made by Regional Centers. Each person is assessed
and will participate in developing and carrying out an Individual
Program Plan. Residents have opportunities to participate in a
variety of integrated activities in natural environments at home,
at work, and in the community.
o 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 FISH of Lower Coachella Valley – Coachella: Provides 2-3 days of
emergency food for families/individuals in need. Clients may
return for assistance every 14 days.
o Desert Arc – Palm Desert: A comprehensive service delivery
agency for people with developmental and intellectual
disabilities; it provides programs to develop or enhance self-help
skills, life enrichment skills, and prevocational and vocational
skills.
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o Braille Institute – Palm Desert: A nonprofit school providing
daytime classes and other support programs and services for
people with blindness and vision loss in the Coachella Valley.
Large Family Households
The 2014-2018 ACS reported 1,543 households in the City of La Quinta
with five or more persons, which constitutes 10 percent of all
households. This represents a 17 percent increase from the 2009-2011
ACS (1,319 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, as multifamily rental units are typically smaller than single-
family units.
Table II-32 presents tenure of housing units by number of persons in the
household based on 2014-2018 ACS data. The table shows that large
households are roughly equally comprised of owner occupied and
renter occupied households (805 owner occupied, 738 renter occupied).
Large owner-occupied units comprise 7.2 percent of all owner-occupied
housing, and large renter-occupied units comprise 16.8 percent of all
renter-occupied units.
Table II-32
Large Households by Tenure
Number of Persons in Household Owner-Occupied Renter-Occupied
Households % Households %1
One to Four 10,320 92.8 3,642 83.2
Five 577 5.2 410 9.4
Six 228 2.0 264 6.0
Seven or More 0 0 64 1.5
Total Households with 5+ Persons 805 7.2 738 16.8
Total Households 11,125 100 4,380 100
1 differences due to rounding
Source: American Community Survey 2014-2018 5-Year Estimates, Table B25009
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. As shown in Table II-32, there are 3,284
units with 4 or more bedrooms, which exceeds the current number of
large families. Citywide single-family construction activity has created a
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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.
Suitable housing products for large families include those with sufficient
bedrooms that are near childcare facilities, schools, recreational areas,
and public transit. In the current housing stock, 577 units (3.7% of all units
citywide) are overcrowded, and the majority (82.7%) of them are rental
units. There are 332 units with 5 or more bedrooms (1.6% of total units
citywide), and only 8 of them are rental units, so there may be a need
for additional larger units, particularly rental units.
Given the lack of larger rental units, programs that assist large families
with homeownership would be beneficial. Reduced parking standards
for units with 5 or more bedrooms may also incentivize development of
larger rental units. For instance, certain affordable housing
developments may be granted a maximum parking ratio of two and one-
half parking spaces for four or more bedrooms (La Quinta Municipal
Code Section 9.60.260.E. Incentives and Concessions).
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.
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Table II-33
Single-Parent Household Characteristics
Household Type
No. of
Households % of Total
Total households 15,505 100
Male-headed households 747 4.8
With own children under 18 437 2.8
Female-headed households 1,433 9.2
With own children under 18 788 5.1
Total Families, Income in the Past 12
Months Below Poverty Level 625 100
Male Householders, Income in the Past
12 Months Below Poverty Level
0 0
Female Householders, Income in the
Past 12 Months Below Poverty Level
255 40.8
Source: American Community Survey 2014-2018 5-Year Estimates, Table DP02;
ACS 2018 Supplemental Estimates Detailed Table K201703
As shown in Table II-33, there were 2,180 single-parent-headed family
households in La Quinta, or 14% of all households, in 2018. Male-headed
family households comprise 4.8% of all households, and female-headed
family households comprise 9.2%. As shown in the table above, of the
1,433 female-headed family households in La Quinta, more than half
(55%) of the female-headed households have children under age 18.
While no male-headed households were below the poverty level in the
past 12 months, female-headed households comprise 40.8% of all
families with incomes below the poverty level.
The number of single-parent-headed and female-headed family
households both declined compared to 2010 (2,026 single-parent
households, of which 1,461 were female-headed). However, 17.8 percent
of the City’s female-headed families live in poverty as compared to 16.1
percent in 2010.
Many single parents do not have the resources to enter the housing
market as a homeowner. Although the incidence of single-parent
households below the poverty level is low (1.6% of all households) in the
City, 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. Flexible educational programs and job training services can
help householders obtain higher paying jobs.
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Farmworkers
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. Most agricultural land and
farmworker housing in the Coachella Valley are located in the eastern
valley in and around the communities of Coachella, Thermal, and Mecca.
While the zoning map includes a Low-Density Agriculture/Equestrian
Residential Overlay, there is no land designated specifically for
agricultural uses in the City’s General Plan and zoning maps. There are
also no zoning policies or restrictions specific to farms or farmworker
housing.
Based on 2014-2018 ACS data, there were 352 persons employed in
“agriculture, forestry, fishing and hunting, and mining” in the City in
2018, which constitutes 2% of the City’s civilian employed population 16
years and over (see Table II-6). 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 farmworkers, 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.
Farmworker housing does not appear to be a significant need in La
Quinta. Nevertheless, farmworker households will benefit from rental
subsidies and incentives provided by the City for developers to maintain
affordable units that are available to all segments of the population.
Extremely Low-Income Households
Extremely low-income (ELI) households are households earning less
than 30 percent of the HUD Area Median Family Income (HAMFI). The
AMI for a 4-person household in Riverside County is $75,300. ELI
household incomes are defined by HCD and HUD as those earning less
than $26,200. These households often face significant financial
challenges to affording adequate housing and, therefore, are
considered a subpopulation with special housing needs.
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Table II-34
Housing Problems for Extremely Low-Income Households
Owners Renters Total
Total Number of ELI Households 580 870 1,450
Percent with any housing
problems* 79.3% 62.1% 69.0%
Percent with Cost Burden >30% of
income 78.4% 61.5% 68.3%
Percent with Cost Burden >50% of
income 66.4% 40.2% 50.7%
* housing problems include incomplete kitchen facilities, incomplete plumbing facilities,
more than 1 person per room (overcrowding), and cost burden greater than 30% of income.
Source: U.S. Department of Housing and Urban Development, CHAS, based on the 2012-2016
ACS.
Existing Needs
According to 2012-2016 CHAS data, there are 1,450 extremely low-
income households (9.5% of total households) in La Quinta, consisting of
580 owner households and 870 renter households. Proportionally more
owners (79.3%) than renters (62.1%) experience housing problems,
including incomplete kitchen and plumbing facilities, overcrowding, and
cost burden greater than 30% of income (overpayment).
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.
Projected Needs
To calculate projected housing needs, the City assumed 50% of its very
low income regional housing need assessment (RHNA) are extremely
low income households. From its very low income need of 420 units, the
City has a projected need of 210 units for extremely low income
households.
Many of the City’s existing and proposed very low-income rental
projects provide housing affordable to extremely low-income
individuals, couples, and families with children. Extremely low-income
households are also eligible to receive rental assistance in La Quinta
through the County of Riverside Housing Authority’s Section 8 voucher
program. Small ELI households may also find an affordable housing
option in Single Room Occupancy (SRO) hotels, accessory dwelling units
(ADUs), and guest houses. SROs are permitted in the Regional
Commercial zone with a Conditional Use Permit. A guest
house/employee quarters is permitted as an accessory use in all
residential zones, and can provide on-site living quarters for a
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homeowner’s family members, staff, and guests. During the 2014-2021
planning period, the City updated the Zoning Code to remove
constraints to the development of ADUs. ADUs are permitted as an
accessory use in all residential zones and have some flexibility regarding
parking and utility requirements. SROs, guest houses/employee
quarters, and ADUs may be important resources for ELI households,
including seniors on a fixed-income, single-parents, disabled persons,
college students, and low-wage earning workers.
Homeless Persons
The Riverside County Department of Public Social Services completed a
homeless count in 2020 for all cities and some unincorporated areas in
the County. The Homeless Point-In-Time (PIT) Count is a federally
mandated annual count of homeless individuals used to evaluate the
extent of homelessness. The data provide a snapshot of homelessness
on a particular date and time.
The 2020 PIT Count for Riverside County determined there were 3
unsheltered persons in La Quinta, including individuals living on streets
or in vehicles, encampments, storage structures, or other places unfit
for human habitation.10 This represents 0.1% of the unsheltered
individuals in Riverside County, and 0.5% of County Supervisory District
4 which includes the Coachella Valley and the City of Blythe. The actual
number of homeless may be higher given that many individuals,
particularly women and youth, remain hidden for safety or stay in
locations where they cannot be seen. This represents a decrease from
the County’s 2019 PIT Count (9 individuals in La Quinta). Fluctuations in
the number of homeless individuals documented from year to year may
be due to actual increases or decreases and/or changes in counting and
surveying methods, such as increased coverage by more volunteers or
enhanced promotion and awareness strategies of the overall count.
Table II-35 describes the demographic characteristics of unsheltered
people in La Quinta.
10 2020 Riverside County Homeless Point-In-Time Count and Survey Report, County
of Riverside Department of Public Social Services, June 2020, pages 83 and 122.
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Table II-35
Characteristics of Unsheltered Individuals
in La Quinta
Number
Percent
of Total
Race
American Indian 0 0%
Asian 0 0%
Black 1 33%
White 2 66%
Multiple Races 0 0%
Native Hawaiian 0 0%
Unknown Race 0 0%
Ethnicity
Hispanic 2 66%
Non-Hispanic 1 33%
Ethnicity Unknown 0 0%
Gender
Male 3 100%
Female 0 0%
Transgender 0 0%
Gender Non-Conforming 0 0%
Unknown Gender 0 0%
Age
Adults (>24 yrs) 3 100%
Youth (18-24) 0 0%
Children (< 18) 0 0%
Unknown Age 0 0%
Living Situation
Woods 1 33%
Vehicle 1 33%
Street 1 33%
Encampment 0 0%
Under Bridge 0 0%
Park 0 0%
Other 0 0%
Bus 0 0%
Abandoned Building 0 0%
TOTAL UNSHELTERED INDIVIDUALS = 3
Source: 2020 Riverside County Homeless Point-In-Time Count and Survey
Report, County of Riverside Department of Public Social Services, June
2020, pages 83 and 122.
Particularly sensitive homeless subpopulations include veterans, the
chronically homeless, those with mental health conditions and physical
disabilities, victims of domestic violence, and others. The 2020 PIT Count
also identified pet owners because of concerns that unsheltered
individuals were not seeking shelter because they wanted to keep their
pets. As shown in the following table, of the 3 unsheltered individuals
interviewed in La Quinta, one had substance abuse issues, one was
newly homeless, and one was a pet owner.
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Table II-36
Homeless Unsheltered Subpopulations
Subpopulation Number1 Percent of Total
Substance Abuse 1 33%
PTSD 0 0%
Mental Health Conditions 0 0%
Physical Disability 0 0%
Developmental Disability 0 0%
Brain Injury 0 0%
Victim of Domestic Violence 0 0%
AIDS or HIV 0 0%
Veterans 0 0%
Chronically Homeless 0 0%
Adults Only 3 100%
Children Only 0 0%
Families with Children 0 0%
Pet Owners 1 33%
Newly Homeless 1 33%
Seniors (≥ 60) 0 0%
Jail Release (within last 12 months) 0 0%
1 Results of interviews with 3 homeless individuals.
Source: 2020 Riverside County Homeless Point-In-Time Count and Survey
Report, County of Riverside Department of Public Social Services, June 2020,
pages 83 and 122.
Emergency, transitional, and supportive housing facilities and services
can serve some of the short- and long-term needs of homeless
individuals. Emergency shelters provide temporary shelter, often with
minimal supportive services. Supportive housing is linked to support
services intended to improve the individual’s ability to independently
live and work in the community. Transitional housing is provided with
financial assistance and support services to help homeless people
achieve independent living within 24 months. Supportive and
transitional housing are often in apartment-style units. 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-37.
A recent analysis of Coachella Valley homelessness found that
emergency shelter and transitional housing are not operating at full
capacity; the occupancy rate was 79% in 2018 despite high rates of
unsheltered single adults.11 Lower occupancy may be partially because
some beds are reserved for domestic violence victims and youth rather
than the general population.
11 “The Path Forward: Recommendations to Advance an End to Homelessness in the
Coachella Valley,” Barbara Poppe and Associates, November 27, 2018, page 21.
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The Coachella Valley Association of Governments (CVAG), of which the
City of La Quinta is a member, contracted with Path of Life Ministries to
operate its Coachella Valley Housing First program that placed people in
permanent housing before addressing issues such as joblessness or
behavioral health. Program results were positive, with 81% of the 242
people who exited the program in the first year able to find permanent
housing, and all participants who exited the program more than
doubling their monthly incomes.12 In late 2019, CVAG initiated an effort
to advance the goals of CV Housing First through a collaborative
approach called the Coachella Valley Homelessness Engagement &
Action Response Team (CVHEART).13 The program is expected to
establish a formal structure for regional homelessness policies and
programs, identify funding opportunities for future projects, and
expand multi-agency cooperation and participation. In addition to its
own efforts to end homelessness, the City of La Quinta’s membership in
CVAG will assure its continued participation in regional efforts.
The City’s zoning permits emergency shelters in all nonresidential
districts except Village Commercial. Transitional shelters for homeless
persons or victims of domestic abuse are conditionally permitted in
Regional Commercial and Major Community Facilities zoned districts.
One use that may potentially provide housing for those in need of
shelter is single room occupancy (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.
12 “CV Housing First Program Evaluation: Examining the Clients Served in the First
Year: July 2017 to June 2018,” Health Assessment and Research for Communities,
September 2018, page 55.
13 “CV Heart: A Collaborative and Regional Approach to Homelessness in Coachella
Valley,” Greg Rodriguez, January 2020.
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Table II-37
Coachella Valley Homeless Shelter Resources
Shelter Name Type of Shelter City Clientele or Needs
Served
Number
of Beds
Martha’s Village and Kitchen Emergency Indio General 120
Shelter From The Storm Emergency Palm Desert Domestic Violence 20
County of Riverside, Desert
Healthcare District and
Foundation1
Emergency
(seasonal)
Cathedral City,
Palm Springs,
Desert Hot
Springs
General 90 (30 in
each city)
Operation Safe House Emergency
/Transitional
Thousand Palms Transitional: youth,
young adults
20/15
Path of Life Ministries Inc. Emergency/
Rapid Rehousing
Undisclosed –
Coachella Valley
General 12/2
Coachella Valley Rescue
Mission
Emergency/
Rapid Rehousing
Indio families with children,
individuals
300/18
Desert AIDS Project Permanent Palm Springs HIV/AIDS 80
Desert Horizon Permanent Desert Hot
Springs
Jewish Family
Services
18
Desert Vista Permanent Palm Springs Jewish Family
Services
40
Desert Vista Permanent
Supportive Housing Expansion
(new in 2018)
Permanent Palm Springs Disabled Men and
Women
35
Riverside University Health
System – Behavioral Health
Permanent Cathedral City Behavioral Health 25
Episcopal Community Services Permanent Scattered Site –
Coachella Valley
Persons With
Disabilities and
Chronically Homeless
40
Shelter Plus Care TBRA Permanent Indio Persons With
Disabilities/ Mentally
Ill
23
Source: “The Path Forward: Recommendations to Advance an End to Homelessness in the Coachella Valley,” Barbara Poppe and
Associates, November 27, 2018, Appendix 3.
1 dhcd.org.
FAIR HOUSING
The California Fair Employment and Housing Act generally prohibits
housing discrimination with respect to race, color, religion, sex, gender,
gender identity, gender expression, marital status, national origin,
ancestry, familial status, source of income, disability, genetic
information, or veteran or military status. AB 686 requires the City to
certify that it will affirmatively further fair housing by taking meaningful
actions to overcome patterns of segregation and foster inclusive
communities.
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The following table describes the geographic and racial/ethnic
distribution of La Quinta residents with incomes below the poverty level
in 2019. Data are provided by census tract. City-wide data are provided
for comparison.
Two census tracts have poverty rates higher than the City-wide
percentage of 11.2%. They include Census Tracts 451.09 (17.4%) (south of
Calle Colima in the Cove) and 451.21 (16.8%) (bounded by Highway 111 on
the north, Avenue 52 on the south, Washington Street on the west, and
Jefferson Street on the east). The poverty rate in Census Tract 456.08
(3.0%) is the
lowest and
notably lower
than the City-
wide
percentage; this
census tract lies
south of Avenue
54 and includes
the PGA West
and Legends
gated
communities
and surrounding
development.
There is no
significant
pattern of
racially or
ethnically
concentrated
areas of poverty
in La Quinta.
However, racial
and ethnic divides are most apparent in Census Tract 456.08 where 100%
of residents below the poverty level are white and non-Hispanic, and no
other races or ethnicities are represented in the data.
From 2012 to 2019, the City-wide poverty rate increased from 8% to 11.2%.
Census Tract 452.15 (north of Highway 111) saw almost a doubling from
6.6% to 11.9%, and similar trends occurred in 451.09 (9.7% in 2012) and
451.21 (8.7% in 2012). Like in 2019, Census Tract 456.08 had the lowest
poverty rate (3.8%) in 2012.
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In 2012, almost all (101 out of 102 individuals in the City) black/African
American population below poverty level was in Census Tract 452.15.
Residents below the poverty level in Census Tract 456.08 were 100%
white and non-Hispanic, as in 2019. Otherwise, no significant pattern of
racially or ethnically concentrated areas of poverty was observed in La
Quinta in 2012. The City saw a generally better integration pattern over
the last decade, notably in the black/African American and Asian groups.
Table II-38
Racial/Ethnic Distribution of Population
Below Poverty Level in the Past 12 Months
Census Tract 1, 2 Entire
City 452.15 451.21 451.20 451.10 451.09 456.08
Percent of Pop. Below
Poverty Level3
11.9%
16.8%
7.6%
10.0%
17.4%
3.0%
11.2%
Population Below Poverty Level3
One Race:
White 580 641 270 551 500 81 3,053
Black/African
American
54
48
0
7
87
0
282
Amer. Indian/
Alaska Native
0
0
0
0
0
0
0
Asian 309 106 62 12 0 0 489
Native Hawaiian/
Pacific Islander
0
0
0
0
0
0
0
Some Other Race 114 289 17 49 117 0 596
Two or More Races 101 0 10 13 16 0 155
Hispanic/Latino Origin
(of any race)
582
535
107
408
399
0
2,105
White Alone, Not
Hispanic/Latino
123
395
180
205
236
81
1,586
1 Census Tract general locations:
452.15 = north of Hwy 111
451.21 = between Hwy 111 and Ave 52, between Washington St. and Jefferson St.
451.20 = west of Washington St., north of Cove, includes The Village
451.10 = northern Cove
451.09 = southern Cove
456.08 = between Avenue 54 and Avenue 60, east of Lake Cahuilla
2 Census tract boundaries do not correspond to City limits. Census tracts covering the bulk of the City
are listed to provide representative data.
3 Estimate of population for whom poverty status is determined in the past 12 months.
Source: American Community Survey 2015- 2019 5-Year Estimates.
Census Tracts 451.20 and 451.21 have the lowest percentage of owner-
occupied housing units (54.3% and 65.8%, respectively) compared to
other census tracts (all above 72.5%) and the City (73.8%). In 2012, Census
Tracts 451.20 and 451.10 had the lowest percentage of owner-occupied
housing units (44.6% and 67.3%, respectively) compared to other census
tracts (all above 68.5%) and the City (73.6%).
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SunLine Transit Agency provides bus service within the City. Bus Route
7 generally extends along Adams Street north of Hwy 111, Washington
Street south of Hwy 111, and into the Cove, passing through five of the
census tracts listed in the table above. In addition to fixed-route bus
service, SunDial service for passengers with disabilities provides origin-
to-destination travel within ¾ mile of a local fixed route. No bus route
serves the central or southern portions of the City east of Washington
Street. No bus route reaches Census Tract 456.08 in the southeastern
part of the City. However, this tract has the lowest poverty rate in La
Quinta (3.0%), and it is not apparent that the demand for transit service
would be sufficient to warrant expanded routes.
As noted, the City is well served by public services and infrastructure
including schools, roadways and traffic facilities. Public services and
infrastructure are being upgraded and expanded within the City as new
housing is developed. No disparities in access to opportunity are
observed in any of the tracts.
To compare La Quinta on a regional level, aggregated data for six
western Coachella Valley cities from the 2019 American Community
Survey 5-Year Estimates were analyzed. The cities include Palm Springs,
Cathedral City, Rancho Mirage, Palm Desert, Indian Wells, and La Quinta.
La Quinta has the second lowest percentage of population below
poverty level (11.2%) in the western Coachella Valley, which range from
6.7% (Indian Wells) to 20.1% (Cathedral City). This percentage below
poverty level for each race/ethnicity is generally low to medium low in
La Quinta compared to other cities, except the ‘black/African American
alone’ and ‘Asian alone’ groups. As noted, there was no significant
pattern of racially or ethnically concentrated areas of poverty in La
Quinta in 2019. The impact is relatively low compared to the western
Coachella Valley region.
Compared to the other western Coachella Valley cities, La Quinta has the
third highest percentage of owner-occupied units (73.8%) out of all
occupied housing units after Indian Wells (83.7%) and Rancho Mirage
(82%) in the region. La Quinta has the highest percentage of detached
single-family units out of all occupied housing units (83%). The City is
considered in a good shape for homeownership and there are no special
concerns compared to the western Coachella Valley region.
La Quinta’s level of disparity in access to opportunity is considered
similar to the western Coachella Valley region. Transportation facilities
and roadway systems are similar and largely developed throughout the
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region. The region is served by two public school districts and one public
transit agency (SunLine Transit Agency). CVWD provides water,
wastewater, and stormwater drainage services in La Quinta and most of
the western Coachella Valley region.
The City refers interested parties to the Fair Housing Council of Riverside
County, Inc. (FHCRC), a non-profit organization approved by the
Department of Housing and Urban Development (HUD) that works with
individuals and government agencies to ensure that fair housing laws
are upheld. Services include anti-discrimination education and
investigation, landlord-tenant dispute mediation, foreclosure
prevention, pre-purchase consulting, credit counseling, and training.
The City website describes and provides a link to FHCRC.
The City is committed to the continued implementation of fair housing
laws and practices. The inventory of land suitable for future housing
development includes parcels that are distributed throughout the
community to help foster integrated living patterns (see Available Land
for Housing, below). A schedule of policies and programs for continuing
these efforts through the 2022-2029 planning period is provided in the
Goals, Policies, and Programs section below.
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.
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Land and Construction Costs
Land costs include the costs of raw land, site improvements, and all
costs associated with obtaining government approvals. Factors
affecting the costs of land include overall availability within a
community, environmental site conditions, public service and
infrastructure availability, aesthetic considerations, and parcel size.
The cost of land is an important component in determining the cost of
housing development. Land in the Coachella Valley has been and
remains relatively affordable compared to other Southern California
markets. A 2020 survey of single- and multi-family undeveloped
residential land sales in La Quinta shows that vacant residential land
ranges from $99,000 for a 0.12-acre parcel in the Cove to $1.5 million for
a 0.47-acre parcel in Tradition. The average cost is $448,493 per acre.
Construction costs can constitute up to 50 percent of the cost of a
single-family detached home. Labor costs are usually two to three times
the cost of materials, and thus make up 17 to 20 percent of the total cost
of a new home. Labor costs are based on a number of factors, including
housing demand, the number of contractors in the area, and union
status of workers. However, state law requires the payment of
prevailing wages for most private projects built under an agreement
with a public agency providing assistance to the project, except for
certain types of affordable housing. All cities are affected by these laws.
In the Coachella Valley, construction costs for single-family dwelling
units generally range between $235 to over $275 per square foot
(excluding site improvements).14 Construction costs for vertical multi-
family units generally range from $125 to $145 per square foot, based on
typical 50-70 unit project with a 2 to 3 story garden style, Type V wood
building.15 A survey of regional affordable housing developers
determined that the average construction cost for affordable housing
units in the Coachella Valley is approximately $317,074 per unit. Costs can
vary widely depending on a number of factors, including but not limited
to, location, project site, unit size, bedroom count, finishes, fixtures,
amenities, building type, and wage and hiring requirements. Other
determining factors include site-specific terrain and soil conditions,
environmental factors, and availability of infrastructure.
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
14 Gretchen Gutierrez, CEO, Desert Valleys Builders Association, March 2021.
15 Chris Killian, Senior Vice President of Construction, National Core, March 2021.
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subsidies to achieve affordability in residential units. Through density
bonus provisions, the City provides incentives and relief to the
development community in exchange for the inclusion of affordable
housing into a project.
Financing
Interest rates impact both the purchase price of the unit and the ability
to purchase a home. Interest rates are determined by national policies
and economic market conditions and local government has no impact
on these rates. Historical market trends reveal that when interest rates
are high, a potential homeowner’s ability to secure a loan decreases.
Conversely, when rates are low, homeownership becomes more
accessible to more families.
The La Quinta market has demonstrated that when interest rates are
low, the majority of housing demand focuses on single-family homes.
When interest rates are high (in excess of about 12 percent) for any
length of time, only a small percentage of new home buyers can qualify
for monthly mortgage payments on the average market rate single-
family home. At this point, demand shifts to lower priced 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 20 percent of the sale price as a down payment, which is
one of the largest constraints to first-time home buyers. When interest
rates are low, they are not generally a serious constraint to affordable
housing. Further, lower interest rates help support home purchases by
low and moderate income households, who may not be able to qualify
at higher rates.
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.
General Plan Land Use Designations
The two General Plan residential designations are Low Density
Residential and Medium/High Density Residential. The densities of
individual parcels are further refined in the Zoning Ordinance.
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Under General Plan 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-39.
Table II-39
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
Low Density
Very Low Density
Residential (RVL)
Up to 2 units
per acre
One-to two-story single-family
detached homes on large lots; at
the southeastern boundary of the
City.
Low Density
Residential (RL)
Up to 4 units
per acre
Single-family attached and
detached development, both in a
country club setting and in
standard subdivisions.
Agriculture/
Equestrian
Residential Overlay
(A/ER)
Applied to
underlying
residential
designations
Allows continuation of
agricultural activities in Vista
Santa Rosa area.
Medium High
Density
Medium Density
Residential (RM)
Cove Residential
(RC)
Up to 8 units
per acre
One-to two-story single-family
detached and attached homes on
medium to small sized lots;
clustered small dwellings, such as
one to two-story single-family
condominiums, townhomes, or
apartment and duplexes.
Medium High
Density Residential
(RMH)
Up to 12
units per
acre
One-to two-story, single-family
detached homes on small lots;
one-to two-story single-family
attached homes; one-and two-
story townhomes, condominiums
and multifamily dwellings. Mobile
home parks may be allowed with
the approval of a Conditional Use
Permit.
High Density
Residential (RH)
Up to 24
units per
acre for
affordable
housing sites
One-to two-story single-family
attached homes; one-to three-
story townhomes and multifamily
dwellings. Duplex and multiplex
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.
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Table II-39
Residential General Plan and Zoning Districts
General Plan Zoning Density Purpose
General
Commercial
Regional
Commercial (CR)
Commercial Park
(CP)
Community
Commercial (CC)
Neighborhood
Commercial (CN)
Office Commercial
(CO)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
High density residential uses are
permitted with a Conditional Use
Permit.
Village Commercial Village Commercial
(VC)
Up to 24
units per
acre for
affordable
housing and
with mixed
use overlay
Medium High and High Density
residential land uses are
appropriate. Live/work housing is
also appropriate.
Tourist Commercial Tourist Commercial
(CT)
Up to 24
units per
acre with
mixed use
overlay
Multifamily residential and
condominium development is
permitted with a Conditional Use
Permit.
Source: City of La Quinta General Plan and Zoning Code 2021
Zoning Code
The residential zone portions of the Zoning Code impact housing
affordability in several ways. The Zoning Code regulates such features
as building height and density, lot area, setbacks, minimum units, 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-40.
Residential land use regulations allow for single-family detached
development by right at allowable densities between 0 and 12 units per
acre. Single-family detached housing at higher densities may be
achieved 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
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Density and all Commercial categories. If a density bonus is utilized,
greater residential densities may be achieved in any zone. Table II-39
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 Zoning 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 or planned unit
development (PUD), as long as the overall density of the 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.
Accessory Dwelling Units (ADUs), Junior Accessory Dwelling Units
(JADUs), and guest houses are permitted as accessory uses in all
residential districts. ADUs and JADUs are permitted in any residential
zone, and guest houses are permitted on any single-family residential
lot. In the RVL and RL zones, more than one guesthouse may be
permitted with director approval. These types of housing units are
described further below. Residential care facilities with 6 or fewer
persons, and senior citizen residences with 6 or fewer persons, are also
permitted in all residential districts. Congregate living facilities with 6 or
fewer persons are permitted in all residential districts, except RH.
Development in the Cove, under RC zoning, allows for development and
preservation of the character of the Cove, with one story single-family
detached dwellings. The Zoning Code also establishes a minimum 7,200-
square-foot lot size, which may require lot consolidation in some
circumstances. However, as the majority of the Cove was originally
subdivided into 5,000 square foot lots, existing lots less than 7,200
square feet are considered buildable nonconforming lots.
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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.
As explained previously, ADUs, JADUs, and guest houses are permitted
as an accessory use in all residential districts, including the RM, RMH,
and RH zones. In the CR, RM, RMH, and RH zones, only one guesthouse
may be permitted on a lot unless otherwise approved through a specific
plan. Residential care facilities with 6 or fewer persons, and senior
citizen residences with 6 or fewer persons, are also permitted in all
residential districts. Additionally, senior group housing with 7 or more
persons are permitted with a minor use permit in the RM, RHM, and RH
districts. Supportive and transitional housing is permitted with a
conditional use permit in the RM, RHM, and RH districts. Congregate
living facilities with 6 or fewer persons are permitted in all residential
districts, except RH.
Residential Uses in Nonresidential Districts
There are development opportunities for residential uses in several of
La Quinta’s nonresidential zones (Table II-40). Multifamily housing is
permitted with a Conditional Use Permit in all commercial zones except
Major Community Facilities (MC). Residential uses are to be developed
at densities consistent with the High Density residential designations.
The Village Build-Out Plan Area encourages residential development in
mixed use projects according to the standards and incentives of the
Mixed Use Overlay. Maximum permitted densities are 25–30 units per
acre, depending on location, which are higher than those permitted in
any residential zone or the Affordable Housing Overlay (AHO) (up to 24
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du/ac). Maximum building height is 45 feet, which is higher than that
permitted in any residential zone (maximum 40 feet). As such, the
Village Build-Out Plan Area does not constrain development.
As with most commercial zones, projects can be developed in the Village
Commercial District that are 100 percent residential in use, as there is no
requirement that a project be a mix of residential and nonresidential
uses. Development standards specific to the Village currently include a
45-foot maximum height. Residential floors generally range from 10–12
feet in height. If a project contains solely residential uses, the 45-foot
height limit does not constrain development.
Mixed use projects consisting of both multifamily residential and
commercial/office components are permitted in all commercial districts
except MC. The Mixed Use Overlay also facilitates mixed use projects.
Uses may be integrated vertically (residential over commercial) or
horizontally (residential next to commercial). Residential densities
range between 12 and 24 units per acre, although higher densities may
be achieved through density bonuses, including a density bonus of 10%
where at least 30% of total project square footage consists of retail uses.
Maximum heights vary from 35 to 60 feet, depending on the underlying
district, but heights may be up to 25% more than the base district if
approved in the site development permit.
The Affordable Housing Overlay (AHO) allows development of
affordable housing at higher densities within commercial zones (CC, CP,
CN, CR, and VC) and other sites identified on the zoning map. The AHO
provides increased and enhanced opportunities for affordable housing
development, including maximizing the housing potential of vacant and
underutilized sites. Zoning Code Section 9.60.260 describes
opportunities for granting density bonuses and other incentives and
concessions for the development of units affordable to low and very low
income households, senior citizen housing, mobile home parks, and
moderate income households. Available concessions may include
reductions in setback or parking requirements, modifications of
architectural design requirements, or other approved measures that can
result in cost reductions to the developer.
Rooming and boarding houses and senior group housing are permitted
in the VC zone if a minor use permit is approved. Single Room Occupancy
(SRO) hotels are conditionally permitted in the CR zone. Emergency
shelters are permitted in all commercial zones except VC. Transitional
shelters for homeless persons or victims of domestic abuse are
permitted in the CR and MC zones with a conditional use permit.
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Transitional and supportive housing 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.
Table II-40
2021 Residential Development Standards
Development Standard RVL RL RC RM RMH RH
Min. Lot Size for Single-
Family Dwelling (sq ft)
20,00
0 7,200 7,200 5,00
0 3,600 2,000
Min. Project Size for
Multifamily Projects
(sq ft)
N/A N/A N/A N/A 20,000 20,000
Min. Lot Frontage for
Single-Family Dwellings
(ft)1
100 60 60 50 40 N/A
Min. Frontage for
Multifamily Projects (ft) N/A N/A N/A N/A 100 100
Max. Structure Height
(ft) 2 28 28 17 28 28 40
Max. No. of Stories 2 2 1 2 2 3
Min. Front Yard Setback
(ft)3 30 20 20 20 20 20
Min. Garage Setback
(ft)4 30 25 25 25 25 25
Min. Interior/Exterior
Side Yard Setback (ft)5, 7 10/20 5/10 5/10 5/10 5/10 10/15
Min. Rear Yard Setback
(ft)7 30
20 for
new
lots/10
for
existing
recorde
d lots8
10 15 15 20
Max. Lot Coverage
(% of net lot area) 40 50 60 60 60 60
Min. Livable Area
Excluding Garage (sf) 2,500 1,400 1,200 1,400
1,400
(MF:
750)
MF:
750
Min. Common Open
Area6 N/A N/A N/A 30% 30% 30%
Min./Average Perimeter
Landscape Setbacks
(ft)6
10/20 10/20 N/A 10/20 10/20 10/20
1-8 for notes, see Zoning Code Table 9-2.
Source: Table 9-2, City of La Quinta Zoning Code 2021.
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Table II-41
2021 Permitted Residential Uses by Residential Zoning District
Land Use
Residential Zoning District
Very
Low Low Cove Medium Medium
High High
RVL RL RC RM RMH RH
Single-Family
Detached P P P P P S
Single-Family
Detached patio
homes (i.e., “zero
lot-line”)
PUD PUD PUD PUD PUD PUD
Duplex PUD PUD X PUD P P
Single-Family
Attached PUD PUD X PUD P P
Townhome
dwellings PUD PUD X P P P
Condominium
Multifamily PUD PUD X P P P
Apartment
Multifamily X X X P P P
Mobile Home Park C C C C C C
Mobile Home
Subdivision and
Manufactured
Home on individual
lots, subject to
Section 9.60.180
P P P P P X
Resort Residential,
subject to Section
9.60.310
P P X P P P
Guesthouses,
subject to Section
9.60.100
A A A A A A
Second residential
units subject to
Section 9.60.090
A A A A A A
Group Living and Care Uses
Congregate Living
Facility (≤6 persons) P P P P P X
Congregate Care
Facility C C C C C C
Residential Care
Facility (<6 persons) P P P P P P
Senior Citizen
Residence (≤6
persons)
P P P P P P
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Table II-41
2021 Permitted Residential Uses by Residential Zoning District
Land Use
Residential Zoning District
Very
Low Low Cove Medium Medium
High High
RVL RL RC RM RMH RH
Senior Group
Housing (7+
persons)
X X X M M M
Time share facilities,
subject to Section
9.60.280
M M M M M M
Bed and breakfast
inns M M M M M M
Supportive housing X X X C C C
Transitional housing X X X C C C
Source: Table 9-1, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit; S= Specific plan; A =
Accessory use; X = Prohibited use, PUD = Planned unit development
Table II-42
2021 Permitted Residential Uses by Nonresidential Zoning District
Land Use Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor-
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial
CR CP CC CN CT CO MC VC
Existing Single-
Family home
X X X X X X X P
Townhome
and
Multifamily
dwelling as a
primary use
C C C C C C X C
Residential as
an accessory
use, e.g.,
caretaker
residences per
Section
9.100.160
M M M M M M M M
Resort
Residential,
subject to
Section
9.60.310
S X C X P X X P
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Table II-42
2021 Permitted Residential Uses by Nonresidential Zoning District
Land Use Zoning District
Regional
Commercial
Commercial
Park
Community
Commercial
Neighbor-
hood
Commercial
Tourist
Commercial
Office
Commercial
Major
Community
Facilities
Village
Commercial
CR CP CC CN CT CO MC VC
RV Rental
Parks and
Ownership
Membership
Parks
X X X X M X X X
Emergency
Shelter
P P P P P P P X
Rooming/
Boarding
Housing
X X X X X X X M
Senior Group
Housing
X X X X X X X M
Single Room
Occupancy
(SRO) Hotel,
subject to
Section
9.100.250
C X X X X X X X
Transitional
Shelters for
homeless
persons or
victims of
domestic abuse
C X X X X X C X
Single-family
residential
X X X X X X X X
Mixed-use
projects, subject
to Section
9.110.120
P P P P P P X P
Hotels and
motels
P X P X P X X P
Timeshare
facilities,
fractional
ownership,
subject to
Section
9.60.280
P X P X P X X P
Source: Table 9-5, City of La Quinta Zoning Code 2021
P = Permitted use; C = Conditional use permit; M = Minor use permit; A = Accessory use; X = Prohibited use
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Density Bonus
California law (Government Code Sec. 65915 et seq.) allows for an
increase in the density of a residential development when a developer
donates land or constructs affordable housing as a part of a project.
A density bonus of 20 percent above the maximum permitted density
may be granted if a project includes 5 percent of the units at rates
affordable to very low income households or 10 percent of the units at
rates affordable to low income households. If 10 percent of the total
units are affordable to moderate income households in a common
interest development, then the project is eligible to receive a 5 percent
density bonus.
In addition, a sliding scale requires additional density bonuses above the
base 20 percent. The 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 for a
density bonus of 20 percent without any income-restricted units. The
density bonus is not required to exceed 20 percent and is not subject to
the sliding scale mentioned above unless a minimum number of income-
restricted units are included.
Effective January 1, 2021, AB 2345 amends the state’s Density Bonus Law
to increase the maximum density bonus from 35% to 50% for projects
that provide at least: 1) 15% of total units for very low income
households, 2) 24% of total units for low income households, or 3) 44%
of total for-sale units for moderate income households. AB 2345 also
decreases the threshold of set-aside low income units required to
qualify for concessions or incentives from zoning or development
regulations, and decreases the number of parking spaces required for 2
and 3-bedroom units. Density bonus projects within ½ mile of a major
transit stop that provide unobstructed access to the transit stop may
also qualify for reduced parking requirements. Program 4-2.2.a directs
the City to amend the Zoning Ordinance accordingly to assure
compliance with AB 2345.
Accessory Dwelling Units
In 2020/2021, to comply with AB 2299, the City modified Zoning Code
Section 9.60.090 pertaining to Accessory Dwelling Units (ADUs). The
modifications ease barriers to development of ADUs. ADUs are
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independent living quarters on existing home lots, the use of which is
subordinate and incidental to the main building or use. They can provide
affordable rental opportunities for lower and moderate income
households, including seniors, disabled persons, single parents,
domestic employees, and extended family members. ADUs create
additional housing opportunities on already developed or developing
parcels and can provide a source of income for homeowners. They are
often referred to as “casitas” throughout the Coachella Valley.
ADUs are permitted in all residential-only zones and can be attached or
detached to the primary residence. Conditions on the ADU require that
no interest in the ADU(s) may be sold separately from the remainder of
the property, though the unit may be rented (not less than 30 days); that
the lot contain an existing single-family dwelling that conforms to the
minimum lot size requirement; that the ADU is no larger than 1,200
square feet or 30 percent of the primary home; and must have a
minimum of one off-street parking space on the same lot that the ADU
is located. Parking requirements may be waived in certain
circumstances, including when the ADU is within one-half mile of public
transit or one-half block of a car-share station, within an architecturally
and historically significant district, part of an existing primary residence
or accessory structure, and/or required to obtain a parking permit from
the City.
Guest Houses
Guest houses are detached or attached units with sleeping and sanitary
facilities, which may include full bathroom and/or kitchen or cooking
facilities. Standards and criteria for the establishment of guest houses
are provided in Zoning Code Section 9.60.100. The purpose of guest
houses is to provide free on-site housing for relatives, guests and
domestic employees. This type of unit can be particularly important to
provide housing opportunities for the City’s extremely low income
workforce. Guest houses are permitted as accessory uses in all
residential zones on any single-family lot, but are not permitted when
duplexes, triplexes, or apartments occur on the lot. A guest house may
not exceed 30 percent of the square footage of the primary structure
and must conform to lot coverage requirements.
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
permitted uses in all residential zones, except for High Density
Residential, subject to the provisions of Zoning Code Section 9.60.180,
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which requires approval of a minor use permit by the Planning
Commission prior to the placement of a manufactured home on a single-
family lot to ensure that it is consistent with the development standards
of the single-family zone. Mobile home parks are permitted with a
conditional use permit in all residential districts.
Short-Term Vacation Rentals
Municipal Code Section 3.25 defines a short-term vacation rental (STVR)
unit as a privately owned residential dwelling such as, but not limited to,
a single-family detached or multifamily attached unit, apartment house,
condominium, cooperative apartment, duplex, or any portion of such
dwellings, rented for occupancy for dwelling, lodging, or sleeping
purposes for a period of 30 consecutive calendar days or less, counting
portions of calendar days as full days. Homeowners are required to
obtain a STVR permit and business license, manage the unit in
accordance with established regulations, and collect transient
occupancy taxes (TOT) at a rate of 10% of the rent charged. In 2021, the
City reviewed its STVR standards and made modifications to limit
permitting and strengthen the enforcement regulations, following
residents' concerns regarding over-saturation and lack of management
at some locations. STVRs provide homeowners with opportunities to
increase their incomes, which can offset their housing costs. STVRs are
typically rented by vacationers rather than permanent residents, and
the added TOT revenues are not considered a constraint to housing.
Low Barrier Navigation Centers
Assembly Bill (AB) 101 requires that Low Barrier Navigation Centers
(LBNC) be a by-right use in areas zoned for mixed use and nonresidential
zoning districts permitting multifamily uses. LBNCs provide temporary
room and board with limited barriers to entry while case managers work
to connect homeless individuals to income, public benefits, permanent
housing, or other shelter. Program H-5.4.a of this Housing Element
directs the City to review and revise the Zoning Ordinance, as necessary,
to ensure compliance with AB 101, and to modify the definition of
“homeless shelter” to include this use.
Parking Requirements
Parking requirements in the City of La Quinta, shown in Table II-43, 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.
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Reductions in required parking spaces are 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.
Table II-43
Parking Requirements for Residential Uses
Land Use Minimum Off-Street
Parking Spaces
Guest Spaces
Single-Family Detached,
Single-Family Attached
and Duplex
2 spaces per unit in a
garage
Tandem garages allowed in
RC zone
0.5 guest space per unit if
no on-street parking is
available
Mobile Home Park 2 covered spaces per unit
(tandem permitted)
0.5 guest space per unit
Apartments, townhomes, and condominiums:
(1) Studio 1 covered space per unit 0.5 guest space per unit
(2) One- and Two-
Bedrooms
2 covered spaces per unit 0.5 guest space per unit
(3) Three or More
Bedrooms
3 covered spaces per unit,
plus 0.5 covered space per
each bedroom over three
0.5 guest space per unit
Employee Quarters 1 covered or uncovered
space. This space shall not
be tandem.
Senior Housing (excluding
single family units)
1 covered space per unit 0.5 guest spaces per unit
Senior Group Housing,
Senior Citizen Hotel, and
Congregate Care Facility
0.5 covered spaces per unit 0.5 guest space per unit
Source: Table 9-11, City of La Quinta Zoning Code 2021
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. Subdivision
regulations are provided in Municipal Code Title 13; pertinent
improvements include:
• Full-width street improvements for all internal subdivision
streets and alleys shall be installed;
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• 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, where
necessary, to accommodate roadway slopes, drainage
structures, bicycle or equestrian paths and trails, and other
facilities related to subdivision development;
• Minimum landscape setback widths shall be 50 feet from
Highway 111, 20 feet from other arterial streets, 20 feet from
primary arterial streets, 10 feet from secondary arterial streets,
and 10 feet from collector streets;
• The size and configuration of streets shall comply with Exhibits
II-2 and II-3, as amended, of the General Plan circulation element.
Cul-de-sacs shall have a minimum curb radius of 45 feet for
private streets and 38 feet for public streets;
• 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 du/ac;
• 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 to ensure that new construction is safely integrated
with existing improvements;
• Improvements shall include traffic signs, channelization
markings/devices, street name signs, medians, sidewalks, 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;
• Prior to the completion of homes or occupancy of permanent
buildings within the subdivision, the subdivider shall install
traffic-control devices and street name signs along access roads
to the homes or buildings.
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Local Processing and Permit Procedures
The cost of holding land by a developer during the evaluation and review
process is frequently cited by builders as a contributing factor to the
high cost of housing. The California Government Code establishes
permitted time periods for local agencies to review and act upon private
development proposals. Typical local development application
processing times identified in Table II-44 reflect both single- and
multifamily uses. State-imposed time restrictions are identified in Table
II-45.
Table II-44
Local Development Processing Times
Item
Typical Length of Time
From Submittal to Public Hearing
Site Development Permit 9–12 weeks
Conditional Use Permit 8–10 weeks
Tentative Tract Map 10–12 weeks
Variance 8–10 weeks
Zoning Amendments or Zone Change 9–12 weeks
General Plan Amendment 12–16 weeks
Specific Plan 12–16 weeks
Environmental Documentation Runs with application
Source: City of La Quinta 2021
Table II-45
State Development Processing Time Limits
Item State Maximum
General Plan Amendment None
Zone Change None
Subdivision Action on Tentative Map 50 Days
Environmental Documentation/CEQA
Review of Application for Completeness 30 Days
Determination of NEG DEC or EIR
Requirement 1
30 Days
Completion of NEG DEC Requirement 105 Days
Certification of Final EIR 1 Year
Source: California Permit Streamlining Act, 1977
1 The City attempts to process the Negative Declaration so that it runs with application
La Quinta’s City Council directed, during the last Housing Element cycle,
that staff look at opportunities for development streamlining. The
original Zoning Code changes were brought forward after review by a
specially formed committee, which proposed a wide range of changes,
many focused on moving review and approval authority to staff level
decisions, or to the Planning Commission rather than the City Council.
This effort included Site Development Permits and other permits, which
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now can be approved by staff under specific circumstances, and a
change in permitted and conditionally permitted uses that removed
conditional use permits from a number of land uses in varying zones.
Since the original amendments, the City annually completes a “Code
Tune Up,” which includes specific Zoning Code items that have arisen
through each year. As a result of these processing changes, the City’s
entitlement process is one of the most efficient in the Coachella Valley.
Site Development Permit
The purpose of the site development permit (SDP) 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 SDP application may be streamlined as called for in the
specific plan. The SDP process enables the Planning Commission to
review the site plan, architectural, lighting and landscape plans, and
related development plans. The Planning Commission does not exercise
discretionary review over the proposed land use; the focus on the SDP
is on issues of site planning and design.
A SDP may take a minimum of 9 weeks for review, but the process could
take as long as 3 months, or longer, if unforeseen complications arise.
To reduce the amount of time required for plan review, the City provides
the opportunity for a conceptual design review prior to formal
application submittal to give the applicant information on City
requirements and project feedback prior to committing to the
application process. This conceptual review can save the applicant both
time and money, making the proposed development more cost
effective.
Minor Use Permit
A Minor Use Permit (MUP) is required for the following residential land
uses: senior group housing (7+ persons) in RM, RMH, and RH zones;
timeshare facilities in all residential zones; and manufactured homes on
single-family lots. Most MUPs are administratively approved by Planning
Division 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 (CUP) is required for congregate care facilities
in any residential designation; mobile home parks in any residential
designation; supportive and transitional housing in RM, RMH, and RH
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zones; multifamily housing in non-residential zones; SRO hotels in the
CR zone; and transitional shelters for homeless persons or victims of
domestic violence in the CR and MC zones.
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
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 Zoning Code. The processing of a
specific plan can add 12 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.
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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 typically 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.
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.
Development and Processing Fees
Development fees and other assessments 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.
The City describes current fees and exactions that are applicable to
housing development projects on its website, consistent with
Government Code §65940.1(a)(1)(A). The City imposes Developer
Impact Fees on new development to fund the expansion and/or
construction of public facilities, such as fire stations and parks and
recreation facilities, as they are required and demanded. Government
Code Section 66001 requires jurisdictions to identify the purpose and
use of impact fees and determine whether there is a reasonable
relationship between the use of a fee and type of development upon
which it is imposed, the need for the facility and type of development
on which the fee is imposed, and the fee amount and the public facility
cost attributable to the development on which the fee is imposed.
Current City developer impact fees (Table II-46) are based on the City’s
“Development Impact Fee Study” dated September 23, 2019 and
adopted February 4, 2020, which demonstrates that reasonable
relationships between development, public facilities, and fees exist.
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The City also charges fees for application and permit processing, plan
checks, environmental analyses, and special studies. Some fees are a flat
rate, and some require additional payment to cover costs of additional
analysis by City staff and/or third party service providers. Planning fees
are generally collected at the outset of the application process; others,
like building fees, are collected at permit issuance. In addition to City
fees and assessments, developers of new dwellings are obligated to pay
fees imposed by other government agencies, such as Coachella Valley
Multi-Species Habitat Conservation Plan fees, Fish and Game fees,
Transportation Uniform Mitigation Fees (TUMF), and other special
district assessments, as applicable.
Table II-47 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. Table II-48 identifies fees for various planning actions,
such as zoning changes, tentative tract maps, and conditional use
permits.
In addition to these fees, all residential development in La Quinta and
elsewhere in California is required to pay the State-mandated school
impact fee, which varies by school district and adjusts from year to year.
For residential development, the school impact fee is currently $3.79 per
square foot in the Coachella Valley Unified School District (CVUSD) and
$4.08 per square foot in the Desert Sands Unified School District
(DSUSD). 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.
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. Instead of
offering fee reductions or waivers for affordable housing projects, the
City offers other incentives to promote infill or affordable housing
development through Zoning Code Section 9.60.260, which allows
density bonuses for affordable housing and concessions that may
include a waiver or reduction in site development standards, or a
modification that can result in actual cost savings to the developer. 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.
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Table II-46
Impact Fees Per Unit of Development
Land Use Type Development Units Total Fee6
Residential (SFD) 1 Dwelling Unit $9,380
Residential (SFA) 2 Dwelling Unit $7,719
Residential (MFO) 3 Dwelling Unit $6,113
Office/Hospital 1,000 SF $7,589
General Commercial 1,000 SF $9,191
Tourist Commercial/Lodging Room4 $2,864
Golf Course Acre5 $1,306
Source: City of La Quinta, effective July 1, 2020
1 Residential-single-family detached. 2 Residential-single-family attached
3 Residential-multi-family and other 4 Guest room or suite
5 Net Acre
6 Includes fees for park improvements, community/cultural, library, Civic Center,
maintenance facilities, fire, and transportation.
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Table II-47
Development Fees for Typical Single-Family and Multifamily Homes
Type of Fee
Cost Per Unit
Multifamily 1 Single-Family 2
Building Fees (includes permit and plan check)
New Construction
Permit
Plan Check
$1,855.18
$1,311.69
$2,389.24
$1,585.99
Mechanical4 $104.64 $104.64
Plumbing5 $228.07 $308.56
Electrical $214.13 $233.45
Strong Motion Instrumentation Program
($0.50 or valuation x 0.00013)8 $24 $38.99
Grading $148.12 $148.12
Other Fees
Development Impact Fee $6,113 $9,380
Multi-Species Habitat Conservation Plan 3 $571 $1,371
TUMF7 $1,330 $2,310
CVWD Sewer-New Connection Fee $4,851 $4,851
CVWD Water - New Connection Fee6 $3,600 $3,600
Fish and Game Fee (unfinished lot)
Negative Declaration–flat $3,220 fee $3,220 $3,220
Art in Public Places (Total Value) Based
on project valuation charged at one-
quarter of 1 percent of anything over
$200,000 or $20 minimum
$20 $250
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 $23,591 $29,791
Source: City of La Quinta 2021
1 Calculated on a 950-square-foot unit valued at $181,030 (average value of single-family
attached unit, per building permits issued 2014-2020)
2 Calculated on a 1,500-square-foot home valued at $299,933 (average value of single-family
detached unit, per building permits issued 2014-2020)
3 $1,371/unit at 0–8 DU/AC; $571/unit at 8.1–14 DU/AC; and $254/unit at >14 DU/AC; fees are
passed through to the Coachella Valley Conservation Commission
4 Assumes 1 furnace, 1 refrigeration unit, 1 cooling unit
5 Assumes plumbing fixtures (MF unit = 5 fixtures, SF unit = 8 fixtures), water heater,
installation of water piping, sewer connection
6 Connection and meter installation (assumes 1-inch pipe, 1-inch backflow device, and ¾-inch
meter)
7 Transportation Uniform Mitigation Fee passed through to CVAG
8 SMIP fees are passed through to the CA Department of Conservation
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Table II-48
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Conditional Use Permit
Planned Unit Dev.
Amendment
Time Extension
$6,413
$6,413
$3,126
$1,691
Site Development Permit
Amendment
Time Extensions
Planning Commission
Administrative
Modification by Applicant
$4,669
$1,691
$8,909
$7,621
$400
Development Agreement $3,327
Minor Adjustment $400
Variance $2,415
Minor Use Permit
Amendment
$400
$400
Final Landscape Plan $1,771
Housing SB 330 Application Review $1,288
Conceptual Design Review $2,254
Street Name Change $1,852
Historical Structures
Landmark Designation/Cert of Appropriateness
$1,320
General Plan Amendment $10,465
Specific Plan $10,680
Amendment $4,776
Temporary Use Permit- Minor, Standard
Minor, Requiring Addl. Effort
Major, Standard
Major, Requiring Addl. Effort
$400
$400
$2,093
$2,093
Zoning
Certificate of Compliance $505
Change of Zone $9,392
Zoning Text Amendment $9,445
Director’s Determination $405
Letter, Basic Property Info $263
Letter, Addl. Research Required $1,369
Sign Permit
A-Frame Sign Permit
Sign Program
Sign Program Amendment
$355
$0
$2,844
$966
Tentative Parcel Map
Waiver
Amendment
Revision
Time Extension
Amended Final Parcel Map
$5,045
$1,369
$3,005
$3,005
$966
$4,025
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Table II-48
Planning Department Fee Schedule
Item/Type Permit Base Fee*
Tentative Tract Map
Revision
Amendment
Time Extension (CC or PC)
Time Extension (Admin)
Tentative Condominium Map
Amended Final Tract Map
$8,372
$3,971
$3,971
$1,852
$1,047
$8,372
$6,440
Appeals $1,500
Environmental Review
Environmental Assessment
Recordation of Exemption
Initial Study (ND/MND)
Environmental Impact Report
$483
$161
$3,220
$8,855
Zoning Clearance – Planning Plan Check
Alteration/Addition – Resid.
New Construction – SF Resid.
New Construction – 2-4 Units
New Construction – 5+ Units
New Construction – non-resid.
Alteration/Addition – non-resid.
$81
$161
$242
$644
$322
$161
Source: City of La Quinta, adopted July 21, 2020
* In addition to the fees identified here, the City will pass through to the applicant any
fees imposed by other agencies and any discrete costs incurred from the use of
outside service providers required to process the specific application.
Building Codes and Enforcement
The City of La Quinta has adopted the following State Codes: 2019
California Building Code, 2019 California Mechanical Code, 2019
California Plumbing Code, 2019 California Energy Code, and the 2019
California Electrical Code. In addition, the City enforces the 2019
California Fire Code, Residential Code, and Green Building Standards
Code.
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 Health and Safety Code, as it pertains
to housing, 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 Health and Safety Code is normally
handled on a complaint-response basis.
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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 Housing for Persons with Disabilities
State law, per Senate Bill 520, requires that in addition to an analysis of
special housing needs for persons with disabilities, the Housing Element
must analyze potential governmental constraints to the development,
improvement and maintenance of housing for persons with disabilities.
Programs must be included to remove constraints to providing
adequate housing for persons with disabilities.
The City maintains general processes for individuals with disabilities to
make requests for reasonable accommodation through Section
9.60.320 of the Zoning Code, the permit processing process, and
building codes.
Congregate living facilities with six or fewer persons are permitted by
right in all residential zones except High Density; congregate care
facilities with seven or more are permitted with a conditional use permit
in all residential zones. Furthermore, residential care facilities and senior
citizen residences of six or fewer persons are permitted in all residential
zones. Senior homes of more than six are permitted subject to a Minor
Use Permit in the RM, RMH, RH, and VC 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. There are no minimum distance
standards between two or more special needs housing developments.
The City of La Quinta has adopted the 2019 California Building Code, as
well as the 2019 California Mechanical, Electrical, Energy, Fire,
Residential, Green Building, and Plumbing Codes. No amendments have
been made to the codes that would diminish the ability to accommodate
persons with disabilities. There are no restrictions on requests for
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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.
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 MUP is
required, and is subject to consideration and approval as any other use
permitted by MUP. Where a senior group home may be requested with
a MUP 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
throughout the City. 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. Senate Bill (SB) 1087 requires water and sewer providers to
create procedures to provide priority water and sewer service to lower
income residential projects. 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. The City routes the
Housing Element update to CVWD to facilitate consistency with these
requirements.
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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.
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.
Current Regulations and Programs
Title 24 Regulations
On a regulatory level, the City enforces the State Energy Conservation
Standards (Title 24, California Code of Regulations). These standards
incorporated into the City’s Building Code provide a great deal of
flexibility for individual builders to achieve a minimum “energy budget”
through the use of various performance standards. These requirements
apply to all new residential and commercial construction as well as
remodeling and rehabilitation construction where square footage is
added. Compliance with Title 24 on the use of energy-efficient
appliances and insulation has reduced energy demand stemming from
new residential development.
Green Building Programs
Two prominent green building programs are California Green Builder,
recognized by the California Energy Commission, and Leadership in
Energy and Environmental Design (LEED), which is sponsored by the US
Green Building Council. Both programs involve a third-party certification
process, have different environmental goals, and apply to different
types of development.
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Green Builder is a voluntary environmental building and certification
program for residential construction. Certified homes 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
must be 15 percent over existing Title 24 energy efficiency standards.
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,
which 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, and now require photovoltaic
systems for residential projects, and will require them for commercial
projects in 2030.
Vista Dunes Courtyard Homes
Located at 78-990 Miles Avenue (just west of Adams Street), the Vista
Dunes project consists of 80 affordable 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 1,900,000 gallons per year for the entire project. It is estimated
that this project exceeds Title 24 by 28 percent. Some of the units will
exceed Title 24 requirements by 30 percent or more.
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.
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Wolff Waters Place Housing Project
This affordable housing 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 CVWD Ordinance will
further reduce exterior water use.
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. It also includes an onsite childcare
center; for residents using the childcare center, the proximity of the
daycare center to housing units reduces vehicle miles traveled and
associated greenhouse gas emissions.
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 City 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, childcare, health care, or other
necessary costs.
The continued implementation of the City’s Green and Sustainable La
Quinta Program will require ongoing participation of many city
departments and agencies. The program includes the City’s adherence
to and promotion of green building practices, efficient energy usage,
and implementation of conservation measures. The City provides
information to developers based on research of best building practices
and operational practices, such as commercial recycling programs
provided in AB 1826. Program costs could include energy audit upgrades
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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 plays an
instrumental role in educating the community on water conservation
programs and resources.
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 local utility
providers, including the Imperial Irrigation District (IID). IID is proactive
in creating energy savings via conservation programs, home energy
audits, product rebates, and general consumer 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 high efficiency
refrigerators, and programmable thermostats. Additionally, product
rebates are offered on ENERGY STAR equipment such as home and
office electronics. IID also offers free in-home energy audits to its
residential customers.
Other utility programs assist residential customers with energy and
water conservation and cost reduction. SoCalGas offers rebates on
energy-efficient appliances, incentives for solar thermal water heating,
and grants and assistance programs to reduce energy costs. The City
works cooperatively with CVWD to promote and enforce, as required,
water conservation programs, including those affecting homeowners
and home builders. Burrtec offers programs that reduce solid waste and
increase recycling opportunities.
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HOUSING RESOURCES
Regional Housing Needs Assessment
State Housing Law requires that SCAG identify future housing needs in
each jurisdiction. To meet this mandate, SCAG develops the Regional
Housing Needs Assessment (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 necessary to
accommodate the anticipated population through October 2029. State
housing law requires that cities and counties demonstrate adequate
residential sites that could accommodate development of housing to
satisfy future housing needs.
The 2021 RHNA proposes that La Quinta construct 1,530 new housing
units to accommodate housing needs for all income groups during the
planning period January 2022 through October 2029. These units are
distributed by income category as illustrated in Table II-49.
According to SCAG, 420 new units are needed to accommodate very low
income households. Consistent with HCD methodologies, 50% (210) of
these units are assumed to be for extremely low income (ELI)
households, and the remaining 50% (210) are assumed to be for very low
income households. A total of 269 new units are needed to
accommodate low income households, 297 new units are needed for
moderate income households, and 544 new units (provided through
market-rate housing) are needed for above moderate income
households.
The City’s 1,530-unit future housing need is a 6.2 percent increase in the
number of existing dwelling units (24,764 in 2019).
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Table II-49
2022–2029 Regional Housing Needs Assessment
Household Income
Levels
Income as a Percent of
County Median
RHNA
Allocation Percent
Extremely Low1 --- 210 13.7
Very Low Less than 50% 210 13.7
Low 51%–80% 269 17.6
Moderate 81%–120% 297 19.4
Above-Moderate Over 120% 544 35.6
Total 1,530 100%
Source: Regional Housing Needs Assessment for Southern California, 2021, prepared by SCAG.
1 Extremely Low Income (ELI) category is a subset of the Very Low Income category. ELI
households are defined by HCD as those with incomes less than 30% of AMI. The number of ELI
units is assumed to be 50% of all Very Low 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 2022 and 2029.
Meeting the Need for Affordable Housing
With the loss of redevelopment set-aside funds, the State has limited
the City’s ability to provide funding for new affordable housing projects.
The City, however, continues to be committed to addressing its housing
need.
The City continues to market its land in the Village (sites #2 through #6
in the land inventory, which could produce up to 42 additional units of
very low and low income housing. Additional efforts will be made
toward expanding housing opportunities in the Highway 111 corridor, on
lands owned by private parties. Highway 111 provides access to jobs,
transit, and has successfully integrated the Coral Mountain project,
which the City built in the last planning period. To that end, site #13,
owned by the City, has been added to the inventory, and is projected to
provide 116 units for very low and low income households. The balance
of the units, as shown in Table II-51, will be accommodated on multiple
sites throughout the City, and will be developed through a combination
of private development projects, and public/private partnerships where
the City can participate if resources allow.
The City has only recently seen an increase in inquiries regarding ADUs,
and it is expected that with the latest additions to the Zoning Code
(2021) to address changes in State law, that interest will increase. A
program has been added to encourage, monitor and reevaluate the
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demand for ADUs throughout the planning period as a tool to expand
affordable housing options for City residents.
As discussed earlier in this Element, current conditions in the real estate
market make it possible for moderate income households to afford
market rate housing. Further, the rental market offers a broad range of
units at rental rates, with a median gross rent of $1,473 per month. Table
II-50 demonstrates the affordability of market rate rentals and home
purchases in La Quinta for a moderate income four-person household.
Table II-50
Affordability of Housing 2021
Ownership Rental
Median Existing Single
Family Purchase Price
$386,200
N/A
Monthly Mortgage
Costs (PITI) $2,047 N/A
Median Gross Monthly
Rent N/A $1,473
30% of Monthly
Moderate Household
Income1
$2,259 $2,259
Affordability
Gap/Overage $212 $786
1 Per HCD, the annual income limit for a moderate income 4-person
household in Riverside County is $90,350. Therefore, the monthly income
is $7,529, and 30% is $2,259.
As shown in the table, the rental and resale market can accommodate
some of the City’s expected moderate income households during the
2022-2029 planning period.
Available Land for Housing
The Housing Element must identify available sites within the City that
can accommodate the 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 2022-2029
planning period. Additional vacant sites are located in the City but are
not assumed to have the potential to satisfy the current RHNA. The
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development potential for Village Commercial (VC) sites is assumed to
be improved through logical consolidation with adjacent vacant lots.
The City has seen interest in the development of more dense residential
projects in the Village, indicating that the development community has
an interest and is participating in lot consolidation which could result in
additional units in this part of the City. The City will encourage and
facilitate lot consolidation in this district through incentives provided in
Program H-3.3.b. The City will also continue to consider City-owned
lands, not on the inventory, for affordable housing projects in the
Village. The City’s flexible development and use standards further
facilitate the development of a range of housing types.
Table II-51 provides a summary of the vacant land with residential
development potential within the City. A map showing the parcel
locations is provided in Exhibit II-1. As shown on the map, inventory
lands are geographically distributed throughout the City and are not
concentrated in any areas. As such, they further fair housing principles.
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Table II-51
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646-070-
016 13.84 MHDR RMH (AHO) 20 280
2
770-122-
015, 770-
122-014,
770-122-
013, 770-
122-012,
770-122-
011, 770-
122-010,
770-122-
009
0.48 VC VC 14 8
3
770-152-
005, 770-
152-006,
770-152-
007
0.34 VC VC 14 6
4 770-155-
001 0.4 VC VC 14 6
5
770-156-
007, 770-
156-010,
770-181-
009
0.98 VC VC 14 14
6
773-078-
005, 773-
078-006,
773-078-
007, 773-
078-016,
773-078-
017, 773-
078-034
1.68 MC/VC MC/VC 14 8
7 604-032-
042 1.88 MHDR RMH 12 22
8
600-030-
010, 600-
030-012,
600-030-
024
2.72 MHDR RMH 19 52
9 600-390-
024 15.14 CG CP/CR 18 273
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Table II-51
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
10
600-080-
001, 600-
080-002,
600-080-
003, 600-
080-004,
600-080-
005, 600-
080-006,
600-080-
007, 600-
080-008,
600-080-
009, 600-
080-041
4.13 MHDR RM 10 42
11 643-020-
025 4.81 CG CR 26 126
12*
600-340-
050, 600-
340-051
17.47 MHDR RM 8 140
13 600-020-
057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites
1,092
*Moderate income site
Above Moderate
Income Sites Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
15 Various 386 MHDR/LDR/CG/OS-
R RMH/RL/GC/CN 3 600
16 Various 38.72 LDR/OS-R RL/PR 3 94
17 Various 33.17 LDR RL/PR 3 100
Total Above Moderate Sites
794
Total All Sites 1,885
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Exhibit II-1
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Site Adequacy Analysis
The sites shown in Table II-50, above, all accommodate residential
development at various densities. Site 1 is residentially designated, and
benefits from the Affordable Housing Overlay, which increases its
density potential (please see below).
Residential development in La Quinta, particularly that for affordable
housing projects, has been 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. Miraflores Apartments 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. The City’s most recent restricted
affordable projects have also been completed within existing residential
densities: Wolff Waters Place was built at 14.7 units per acre, the
Washington Street Apartments’ expansion was completed at a density
of 8 units per acre, Vista Dunes was built at a density of 10 units per acre,
and the Coral Mountain Apartments were built at a density of 16 units
per acre.
Based on these existing development trends, vacant sites are assumed
to build out at densities near or at the maximum density permitted in
each zone during the planning period. Unit yield projections for vacant
sites do not include a density bonus or second units.
Environment and Infrastructure Analysis
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 District (CVWD) Urban Water Management Plan (2015), 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
It is expected that development of affordable housing units will be
accomplished through public-private partnerships, with a focus on two
areas of the City: the Village for smaller projects that bring residents into
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the expanding commercial downtown, and along Highway 111, building
upon the success of the Coral Mountain apartments. It is important to
note that the sites identified provide a variety of land sizes to allow
flexibility in types of projects, and exceed the City’s need for very low
and low income units, allowing for greater opportunities for a mix of
market and affordable units within projects.
As described above, the median sales price for a home is approximately
$386,200 and the median gross rent for an apartment unit is
approximately $1,473 per month. In comparison, the maximum
affordable sales price for a moderate income family of four is $313,650
and the maximum affordable rent for a moderate income couple is
$1,808 per month. Moderate income households, therefore, can afford
to rent in the City and are able to afford 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 City will continue to work with affordable housing developers to
participate in projects and provide streamlining, financial assistance and
fee reductions wherever possible. However, it is important to note, as
identified by participating affordable housing developers in the City’s
workshop and outreach, that funding affordable housing projects has
been made much more difficult with the loss of local redevelopment
funds, and that these developers must identify and secure twice or three
times the funding sources that were previously necessary to fund
projects. This constraint is one that the City cannot control and cannot
alleviate.
General proforma analyses were conducted using land costs (average of
$448,493 per acre of vacant residential land in La Quinta) and
construction costs ($317,074 per unit of affordable housing 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
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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-50, 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 LIHTCs, 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
goal of maintaining lower density community character while also
producing its fair share of affordable housing.
Vacant Land Opportunities
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, 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
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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.
The City’s efforts to promote mixed use development have had limited
success. According to the development community, mixed use projects
cannot be financed in La Quinta, due to a lack of such projects in the
region. Mixed use properties are therefore not included in this
inventory.
Fair Housing
According to the Fair Housing analysis (see “Fair Housing” section), the
City has a low segregation level, no racially or ethnically concentrated
areas of poverty, equal access to opportunity, and no disproportionate
housing needs. The sites identified above will not exacerbate any such
conditions.
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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 (2034).
Income-restricted housing units sometimes change to market rate due
to expiration of subsidies, mortgage prepayments, or expiration of
affordability restrictions.
An inventory of all assisted multifamily projects is provided in Table II-
52. The earliest possible date of conversion for any of the City’s
restricted multifamily housing stock is 2024 for the extremely low and
low income units at Seasons Senior Apartments. It contains a total of 87
senior units. Miraflores Senior Apartments is scheduled to convert to
market rate in 2029. It contains 116 senior units. Both complexes receive
assistance from the Low Income Housing Tax Credit (LIHTC) program
which gives incentives to builders and developers to provide affordable
housing to low income persons.
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Table II-52
Assisted Multifamily Project Inventory
Project
Earliest
Date of
Conversion
Extremely
Low
(30%)
Very
Low
(50%)
Low
(80%)
Moderate
(120%)
Above
Moderate
(120%+)
Total
Aventine
Apartments
(47750 Adams St)
2056 --- --- 10 10 --- 20
Hadley Villas
Senior
Apartments
(78875 Avenue 47)
2059 65 12 1 --- 1 79
Miraflores Senior
Apartments
(47747 Gertrude
Way)
2029 45 71 --- --- --- 116
Seasons La Quinta
Senior
Apartments
(50915 Rainbow
Ct.)
2024 19 --- 37 31 --- 87
Vista Dunes
Courtyard Homes
(44950 Vista
Dunes Lane)
2063 8 64 8 --- --- 80
Washington
Street (senior)
Apartments 1
(42800
Washington)
2066 24 72 42 2 --- 140
Wolff Waters
Place
(47795 Dune
Palms Road)
2065 43 56 37 80 --- 216
Coral Mountain
Apartments
(79625 Vista
Coralina Lane)
2070 --- 36 138 2 --- 176
Total N/A 204 311 273 125 1 914
Source: City of La Quinta
1 Rental assistance for anyone ≤ 50% AMI or lower
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.
LINC Housing is currently working to preserve affordability at Seasons
and Miraflores; their TCAC application was rejected, but applications will
be resubmitted. The City will continue to work with LINC to successfully
refinance these projects. Program H-4.4.e addresses the preservation
of these units.
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GOALS, POLICIES, AND PROGRAMS
The following goals, policies, and programs set forth a comprehensive
housing plan for the City of La Quinta during the 2022-2029 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.
v 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 1.1.a: To address the City’s RHNA allocation for
extremely low income households, 15% of units on the City’s land
on Highway 111 (site #13) will be assigned to extremely low
income households. The City shall negotiate very low income
units for all other projects on sites identified in the Vacant Land
Inventory (Table II-51) individually to reach the target of 210 units
during the planning period.
§ Timing: 2025 for Highway 111 project, as projects are
constructed for additional units
§ Funding Source: Private Funding, Tax Credit Financing, Other
sources as identified
§ Responsible Agency: City Manager’s Office/Housing
v 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.
v Policy H-1.3
Direct new housing development to viable areas where essential public
facilities are provided and employment opportunities, educational
facilities, and commercial support are available.
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v Policy H-1.4
The City shall promote and affirmatively further fair housing
opportunities through the community for all persons regardless of race,
religion, sex, marital status, ancestry, national origin, color, familial
status, disability, source of income, veteran or military status, or other
characteristics protected by the California Fair Employment and
Housing Act (FEHA), Government Code Section 65008, and any other
applicable state and federal fair housing and planning law.
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.
v Policy H-2.1
Increase housing choices for lower and moderate income households.
§ Program H-2.1.a: Accessory Dwelling Units (ADU)
The City shall establish a monitoring program to determine the
affordability of ADUs and Junior ADUs. The program will include
tracking annual permits, an annual survey of rents in ADUs, and
whether any ADUs are accepting housing subsidy or restricting
their units to very low or low income households.
§ Timing: Annually, beginning with fiscal year 2022/2023.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
§ Program H-2.1.b: City-owned Village Lots
Aggressively pursue development of the City’s Village lots to
generate up to 42 units of very low and low income units on
these parcels. To implement this program, the City will establish
a schedule for Requests for Proposals and include incentives.
These incentives may include elimination of Development Impact
Fees, financial assistance in the form of land contributions, and
density bonuses as provided in the Zoning Ordinance. In
addition, the City will consider affordable housing for other City-
owned lots in the Village when marketing the land for
development, including mixed use projects that combine retail
and residential uses. Wherever possible, include 15% affordable
units in these projects.
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§ Timing: Annually, beginning with fiscal year 2022/2023.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
§ Program H-2.1.c: Creative Housing Solutions
In order to expand the variety of housing options in the City,
study, research and pursue the amendments to the Zoning Code
and subdivision ordinance that would be required to allow
creative housing solutions, including “tiny homes,”
prefabricated or “kit” homes, shipping container conversions,
and other options available in the market as they arise. Present
the findings of the research to the Planning Commission and
Council for their consideration.
§ Timing: Research 2023/2024. Planning Commission and City
Council Study Session no later than 2024-2025.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
v Policy H-2.2
Support public, private, and nonprofit efforts in the development of
affordable housing.
§ Program H-2.2.a: Density Bonus Amendments
Revise the Zoning Ordinance to ensure compliance with
Assembly Bill (AB) 2345 as it pertains to Density Bonus
requirements.
§ Timing: 2021-2022 regular Zoning Ordinance update
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
v 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: Collaborative Partnerships
The City shall continue to meet with affordable housing
development entities 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.
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§ Timing: Project-by-project basis, by request, or on an annual
basis.
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
§ Program H-2.3.b: Mixed Use in the Highway 111 Corridor
In order to take advantage of the high density residential
permitted in the Mixed Use overlay, develop a menu of
incentives, including reduction in development fees, density
bonuses and other provisions for the inclusion of affordable
housing units in Mixed Use projects within the Highway 111 Plan
area.
§ Timing: As projects are proposed
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
§ Program H-2.3.c: 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.
§ Timing: Update website with funding information and
partnership opportunities every six months or earlier if
appropriate.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Low Income Tax Credits
Low Income Housing Tax Credit (LIHTC) provides federal tax
credits for private developers and investors that agree to set
aside all or a portion of their units for low income households. A
minimum of 20 percent of the units must be affordable to low
income households and 40 percent of the units must be
affordable to moderate income households.
Community Reinvestment Act
The Community Reinvestment Act provides favorable financing
to affordable housing developers. The Redevelopment Agency,
development community, and local, regional, and national banks
are encouraged to work together to meet their obligations
pursuant to the Community Reinvestment Act.
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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, 20
percent of the funds must be set aside for buyers with incomes
between 75 and 80 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.
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§ Program H-2.3.d: Sweat Equity and Shared Equity
Continue to work with organizations that offer sweat and shared
equity housing programs to lower and moderate income
households in La Quinta. 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.
§ Timing: Meet with CVHC and Habitat for Humanity annually
or more frequently (if requested) to identify opportunities
for coordinated efforts or potential housing projects.
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
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.
v 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.
v Policy H-3.2
Coordinate the development of affordable housing with the provision
of key utilities to ensure prompt and adequate service.
v 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: Priority Water and Sewer Service
Route the adopted Housing Element to the CVWD and notify
them of changes and future updates to the Housing Element. 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
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without adequate findings, and requires future water
management plans to identify projected water use for lower
income residential development.
§ Timing: Upon Housing Element adoption
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
Coachella Valley Water District
§ Program H-3.3.b: Encourage Lot Consolidation
Several small lots in the Village Commercial would have improved
development potential through lot consolidation. The Village
Build Out Plan and Zoning Code amendments have been
completed to encourage consolidation. The City continues to
market its land in the Village, and will also work with private land
owners and developers to assemble larger holding to allow
multi-family projects which increase the number of residents in
the Village. The City will consider potential incentives including
fee deferral or reductions, parking requirement reduction, and
relief from various other development standards that could
potentially increase the cost of the project.
§ Timing: As City staff reviews projects in the Village
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
GOAL H-4
Conserve and improve the quality of existing La Quinta neighborhoods
and individual properties.
v Policy H-4.1
Protect the quality of La Quinta’s neighborhoods through the
rehabilitation of both affordable and market-rate homes.
v Policy H-4.2
Promote financial and technical assistance to lower and moderate
income households for housing maintenance and improvements.
v Policy H-4.3
Encourage the retention and rehabilitation of existing single-family
neighborhoods and mobile home parks that are economically and
physically sound.
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v 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
Maintain an inventory of housing conditions (updated
approximately every five years) to enable the City to properly
target Code Compliance and rehabilitation resources. 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 111.
§ Timing: Complete by June 30, 2023
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
§ Program H-4.4.b: Habitat for Humanity Residential Rehabilitation
Program
Complete the Memorandum of Understanding with Habitat for
Humanity to implement the “Brush with Kindness” program. The
program will be implemented by Habitat volunteers who will
donate time for repair and maintenance programs, including
yard work, weed abatement, window replacements, roof
repairs, and air conditioning repair. Residents will be prioritized
to focus on seniors, veterans, the disabled, low and very low
income residents, and those in affordably-designated homes.
The first-year City contribution will be $40,000, and the annual
amounts will be reviewed every year based on the success of the
program.
§ Timing: MOU in 2022, implement through the planning period
§ Funding Source: General Fund
§ Responsible Agency: Habitat for Humanity, City Manager’s
Office/Housing
§ Program H-4.4.c: County of Riverside Home Repair Grant
Refer code violators and interested parties to the County of
Riverside for home repair grants. 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
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a jurisdiction in Riverside County, lower income La Quinta
households are eligible for this grant.
§ Timing: Throughout planning period, on a case-by-case basis
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
City Manager’s Office/Housing
§ Program H-4.4.d: Rehabilitation Resources List
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. 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.
§ Timing: Create list by June 30, 2022
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department,
Community Resources Department, City Manager’s
Office/Housing
§ Program H-4.4.e: At Risk Units
Work with LINC Housing to support the renewal of housing
restrictions at Miraflores, and Seasons apartments to preserve
these units for the long term.
§ Timing: Immediately upon adoption, and prior to the
expiration of each project’s affordability restrictions
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Equal Housing Opportunity
GOAL H-5
Provide equal housing opportunities for all persons.
v Policy 5.1
Provide the regulatory framework to create an environment in which
housing opportunities are equal.
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v Policy 5.2
Encourage and support the enforcement of laws and regulations
prohibiting discrimination in lending practices and in the sale or rental
of housing.
v 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.
v Policy 5.4
Assist in the creation of a continuum of care for the homeless population
and those transitioning into permanent housing.
§ Program H-5.4.a: Low Barrier Navigation Centers
Review and revise, as necessary, the Zoning Ordinance to ensure
compliance with Assembly Bill (AB) 101 as it pertains to Low
Barrier Navigation Centers. Modify the definition of “homeless
shelter” to include this use.
§ Timing: 2021-2022 at regular Zoning Ordinance update
§ Funding Source: General Fund
§ Responsible Agency: Design and Development Department
v Policy 5.5
Improve quality of life for disabled persons by facilitating relief from
regulatory requirements that may create barriers to accessible housing
and promoting universal design.
§ Program 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 and work with the
appropriate facilities directly.
§ Funding Source: Low and Moderate Income Housing Fund
§ Responsible Agency: City Manager’s Office/Housing
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§ Program H-5.5.b: Fair Housing Referrals
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. 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.
§ Timing: Referral service as needed. Information to be
maintained on website
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
§ Program H-5.5.d: Directory of Services
Maintain the online directory of services and information to
provide La Quinta residents with contact information for
community organizations and service providers that address
special needs. 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.
§ Timing: Update website annually
§ Funding Source: General Fund
§ Responsible Agency: City Manager’s Office/Housing
Energy and Water Conservation
GOAL H-6.1
Provide a regulatory framework that facilitates and encourages energy
and water conservation through sustainable site planning, project
design, and green technologies and building materials.
v Policy H-6.1
Promote higher density and compact developments that increase
energy efficiency and reduce land consumption.
v Policy H-6.2
Facilitate housing development and rehabilitation that conserves
natural resources and minimizes greenhouse gas emissions.
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v 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.
v Policy H-6.4
Focus sustainability efforts on measures and techniques that also assist
the occupant in reducing energy costs; therefore reducing housing
costs.
v 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: Going Green La Quinta Program
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: Design and Development Department
§ Program H-6.5.b: Energy Conservation Partners
Continue to meet with and seek insight from utilities, service
providers, and other entities involved in energy conservation
efforts appropriate for La Quinta. 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.
§ Timing: As part of regular coordination meetings with utilities
§ Funding Source: General Fund
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133
§ Responsible Agency: City Manager’s Office, Design and
Development Department
§ Program H-6.5.c: Energy Efficiency Programs
Investigate all potential energy efficiency programs and provide
a list of programs on the City’s Going Green website. In addition
to programs that may become available through IID, investigate
other opportunities, including state and federal incentives, and
promote them on the Going Green website.
§ Timing: Ongoing as programs are identified
§ Funding Source: General Fund, IID program funds, and other
programs as identified
§ Responsible Agency: City Manager’s Office, Design and
Development Department
§ Program H-6.5.d: Weatherization Assistance
Encourage low income homeowners or renters to apply for IID
and SCG programs, including 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: Design and Development Department,
City Manager’s Office
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Appendix A
Public Outreach Materials
Housing Element Workshop
January 13, 2021
142
AB 1486 - List of Developers that have notified the Department of Housing and Community Development of Interest in Surplus Land, Table Range A2:J486 Revised: 12/1/2020
County Organization CalHFA Certified Housing Sponsor?Address City State Zip Contact Phone Email Address
RIVERSIDE COUNTY Green Development Company X 251 S Lake Ave #320 Pasadena CA 91105 Andrew Slocum (310) 467-9329 Andrew@greendev.co
RIVERSIDE COUNTY A Community of Friends 3701 Wilshire Blvd, Ste 700 Los Angeles CA 90010 Mee Heh Risdon (213) 480-0809 mrisdon@acof.org
RIVERSIDE COUNTY Affordable Homestead LLC 915 W Foothill Blvd Ste 488C Claremont CA 91711 William Leong (213) 375-8248 affordablehomestead@gmail.com
RIVERSIDE COUNTY Bibi Foundation 1514 N. Raymond Ave Fullerton CA 92831 Riaz Chaudhary (714) 213-8650 Riaz@marrscorp.com
RIVERSIDE COUNTY City Ventures, LLC 3121 Michelson Drive, Suite 150 Irvine CA 92612 Anastasia Preedge apreedge@cityventures.com
RIVERSIDE COUNTY Coachella Valley Housing Coalition 45-701 Monroe Street, Suite G Indio CA 92201 Julie Bornstein (760) 347-3157 julie.bornstein@cvhc.org
RIVERSIDE COUNTY Cypress Equity Investments 12131 Wilshire Blvd., Suite 801 Los Angeles CA 90025 Mike Diacos (310) 405-0314 mdiacos@cypressequity.com
RIVERSIDE COUNTY Decro Corporation 3431 Wesley Street, Suite F Culver City CA 90232 Laura Vandeweghe (310) 595-4421 lvandeweghe@decro.org
RIVERSIDE COUNTY Families Forward 8 Thomas Irvine CA 92618 Steven Moreno (949) 552-2729 smoreno@families-forward.org
RIVERSIDE COUNTY Housing Innovation Partners 5151 Murphy Canyon Rd. #120 San Diego CA 92123 Jon Walters (619) 417-5361 jon@hipsandiego.org
RIVERSIDE COUNTY Integrity Housing 4 Venture, Suite 295 Irvine CA 92618 Paul Carroll (949) 727-3656 paul@integrityhousing.org
RIVERSIDE COUNTY Olivecs Foundation 328 E. Commonwealth Ave Fullerton CA 92832 Rubina Chaudhary (562) 972-2786 rubina@olivecs.org
RIVERSIDE COUNTY The Kennedy Commission 17701 Cowan Ave. #200 Irvine CA 92614 Cesar Covarrubias (949) 250-0909 cesarc@kennedycommission.org
RIVERSIDE COUNTY Universal Standard Housing 350 S Grand Avenue, Suite 3050 Los Angeles CA 90071 Eduardo Santana (213) 320-3554 esantana@ush.us
RIVERSIDE COUNTY USA Properties Fund, Inc 3200 Douglas Blvd Ste 200 Roseville CA 95661 Gabriel Gardner (916) 239- 8458 ggardner@usapropfund.com
RIVERSIDE COUNTY Workforce Homebuilders LLC 547 Via Zapata Riverside CA 92507 Tony Mize (951) 530-8172 tmize@workforcehomebuilders.com
AFFORDABLE HOUSING DEVELOPERS
National Community Renaissance 9421 Haven Aven., Rancho Cucamonga, CA 91730 CA Tony Mize, VP-Acquisitions 909-727-2783 tmize@nationalcore.org
Urban Housing Commuinties 2000 E. Fourth St., #205, Santa Ana, CA 92705 CA Mark Irving 714-835-3955 ext 114 mirving@uhcllc.net
CITY LIST American Housing Partners, Inc.4075 Prospect Ave., Suite 101 Yorba Llinda CA 92886 Robert Zamora, CPM 714-577-9644 robertahp@sbcglobal.net
CITY LIST HGH Real Estate Partners, LLC 74-710 Highway 111, Suite 102 Palm Desert CA 92260 Howrd Gordon, President 760-565-2099 howard@hghrealestatepartners.com
Community Housing Opportunities Corporation 5030 Business Center Drive #260, Fairfield, CA 94534 CA
Vince Nicholas
Joy Silver
Charles Liuzzo
Yegor Lyashenko
Minami Hachiya 707-759-6043
vnicholas@chochousing.org
JSilver@chochousing.org
CLiuzzo@chochousing.org
YLyashenko@chochousing.org
MHachiya@chochousing.org www,chochousing.org
Pacific West 430 E. State Street, Ste 100, Eagle, ID 83616 CA Darren Berberian 949-599-6069 DarrenB@tpchousing.com www.tpchousing.com
Habitat for Humanity 72680 Dinah Shore Dr., #6, Palm Desert, CA 92211 CA 760-969-6917 www.hfhcv.org
RIVERSIDE COUNTY Neighborhood Partnership Housing Services 9551 Pittsburgh Avenue Rancho Cucamonga CA 91730 Jenny Ortiz (909) 988-5979 jortiz@nphsinc.org
RIVERSIDE COUNTY Habitat for Humanity for the Coachella Valley 72680 Dinah Shore Dr. #6 Palm Desert CA 92211 (760) 969-6917 executivedirector@hfhcv.org; info@hfhcv.org
RIVERSIDE COUNTY Coachella Valley Association of Governments 73-710 Fred Waring Drive, Ste 200 Palm Desert CA 92260 Cheryll Dahlin (760) 346-1127 cdahlin@cvag.org
RIVERSIDE COUNTY Lift to Rise 73-710 Fred Waring Drive, Suite 100 Palm Desert CA 92260 Araceli Palafox info@lifttorise.org
ncriste@terranovaplanning.com
clflores@laquintaca.gov
DUPLICATE Lift To Rise 73-710 Fred Waring Dr. Suite 100, Palm Desert, CA 92260 CA 760-636-0420 www.lifttorise.org
DUPLICATE Coachella Valley Housing Coalition 45701 Monroe St, Indio CA 92201 CA Maryann Ybarra 760-347-3157 Maryann.Ybarra@cvhc.org www.cvhc.org
City RSVP List
143
CITY OF LA QUINTAHOUSING ELEMENTCOMMUNITY WORKSHOP
A community workshop for the City’s Housing Element
Update (2021-2029 planning period) will be held
Wednesday, January 13, 2021, at 5:00 p.m. via Zoom. At
this workshop, the City will discuss background
information regarding its upcoming Housing Element
Update including new State Housing Element law, the
2021-2029 Regional Housing Needs Assessment (RHNA)
allocation for the City and take public comments on the
Update from those attending. All members of the public
are encouraged to attend.
The Housing Element is a series of goals, policies, and
implementation measures for the preservation,
improvement, and development of housing, which
would apply throughout the City. It meets the
requirements of the California Department of Housing
and Community Development, and State law.
To participate in the workshop via Zoom, please RSVP
by email to clflores@laquintaca.gov, by 10:00 a.m. on the
day of the meeting (requests received after 10:00 a.m.
on meeting day may not be processed). Specific
questions regarding the workshop or Housing Element
may be directed to Cheri Flores, Planning Manager, at
(760) 777-7067 or to clflores@laquintaca.gov.
The City of La Quinta promotes fair housing and makes
all programs available to low-income families and
individuals, regardless of race, religion, color, national
origin, ancestry physical disability, mental disability,
medical condition, marital status, political affiliation, sex,
age, sexual orientation or other arbitrary factor.
Wednesday, January 13, 2021 | 5 PM
COMMUNITY
WORKSHOP NOTICE
144
Wednesday, January 6, 2021 at 10:19:57 Pacific Standard Time
Page 1 of 2
Subject:La Quinta Housing Element Update - Virtual Community Workshop No=ce - Join us!
Date:Wednesday, January 6, 2021 at 10:19:28 AM Pacific Standard Time
From:Kimberly Cuza <kcuza@terranovaplanning.com>
BCC:Andrew@greendev.co <Andrew@greendev.co>, mrisdon@acof.org <mrisdon@acof.org>,
affordablehomestead@gmail.com <affordablehomestead@gmail.com>, Riaz@marrscorp.com
<Riaz@marrscorp.com>, apreedge@cityventures.com <apreedge@cityventures.com>,
julie.bornstein@cvhc.org <julie.bornstein@cvhc.org>, mdiacos@cypressequity.com
<mdiacos@cypressequity.com>, lvandeweghe@decro.org <lvandeweghe@decro.org>,
smoreno@families-forward.org <smoreno@families-forward.org>, jon@hipsandiego.org
<jon@hipsandiego.org>, paul@integrityhousing.org <paul@integrityhousing.org>,
rubina@olivecs.org <rubina@olivecs.org>, cesarc@kennedycommission.org
<cesarc@kennedycommission.org>, esantana@ush.us <esantana@ush.us>,
ggardner@usapropfund.com <ggardner@usapropfund.com>,
tmize@workforcehomebuilders.com <tmize@workforcehomebuilders.com>,
tmize@na=onalcore.org <tmize@na=onalcore.org>, mirving@uhcllc.net
<mirving@uhcllc.net>, robertahp@sbcglobal.net <robertahp@sbcglobal.net>,
howard@hghrealestatepartners.com <howard@hghrealestatepartners.com>,
JSilver@chochousing.org <JSilver@chochousing.org>, CLiuzzo@chochousing.org
<CLiuzzo@chochousing.org>, YLyashenko@chochousing.org <YLyashenko@chochousing.org>,
MHachiya@chochousing.org <MHachiya@chochousing.org>, DarrenB@tpchousing.com
<DarrenB@tpchousing.com>, jor=z@nphsinc.org <jor=z@nphsinc.org>,
execu=vedirector@hacv.org <execu=vedirector@hacv.org>, info@hacv.org
<info@hacv.org>, cdahlin@cvag.org <cdahlin@cvag.org>, info@libtorise.org
<info@libtorise.org>, Nicole Criste <ncriste@terranovaplanning.com>,
clflores@laquintaca.gov <clflores@laquintaca.gov>, VNicholas@chochousing.org
<VNicholas@chochousing.org>
AGachments:image001.png
145
Page 2 of 2146
147
1/11/21
Housing Workshop
Attendance Request List (RSVPs)
Public-
Zoom mtg info sent 1/8/21
Shaun Pittman pitt4014@charter.net
Laura Distarce lauradel3028@att.net
Marisol Rodarte mrodarte1985@gmail.com
Linda Williams lwilliams10@dc.rr.com
Caryl Cummings, carylc1005@gmail.com
Jelena Tamm,
jelena.tamm@californiavacationvillas.com
Howard Gordon,
howard@hghrealestatepartners.com
Gretchen Gutierrez, DVBA
gg@thedvba.org
William L affordablehomestead@gmail.com
Dick Storbo dstorbo@yahoo.com
Sherry Barkas, Desert Sun sbarkas@gannett.com
Zoom info sent 1/11/2020
Dave Thornton, Executive Director HFHCV
executivedirector@hfhcv.org
Maryann Ybarra CVHC (added by KC at TN)
Maryann.Ybarra@cvhc.org
Sheila.McGrath@cvhc.org
Emilia.Mojica@cvhc.org
Anna.Tellez@cvhc.org
Tony Mize, VP National Community Renaissance
tmize@nationalcore.org
Mayor Evans – tentative
John Pena – confirmed rsvp
Rubyd Olvera, Lift to Rise
Rubyd@lifttorise.org
Council/Commissions
Council:
Zoom info sent 1/8/21
Kathleen Fitzpatrick kfitzpatrick@laquintaca.gov
(asked Teresa to send to interested
Councilmembers)
Steve Sanchez (tentative acceptance)
Housing Commissioners (ask Doug to send):
Sent Zoom info 1/11/21
1) Chair Veronica Gaeta-Mejia
2) Vice Chair Michelle McDonough
3) Olga Pacheco
4) Gia Casto
5) Gwendolyn Davis
Sent Zoom info 1/8/21
Planning Commissioners:
Michael Proctor
Stephen Nieto-confirmed
Mary Caldwell
Philip Bettencourt
Loretta Currie-confirmed
Kevin McCune
Taylor Libolt Varner
148
1/11/21
Staff-Sent Zoom invite 1/8/21-they may not all attend
Ihrke, Bill bihrke@rutan.com
Teresa Thompson, CM
Karla Romero, Finance
Danny Castro, D&D
Gil Villalpando, CM/Housing
Doug Kinley, CM/Housing
Carlos Flores, Planning
Siji Fernando, Planning
Tania Flores, D&D Assistant
AJ Ortega, Building
Monika Radeva, City Clerk
Angela Ferreira, CM
Jon McMillen, CM
Tommi Sanchez, Hub
Armando Magallon, Hub
Jack Lima, Hub
149
150
151
152
153
154
155
156
157
158
159
160
161
162
163
114
Exhibit II-1
ATTACHMENT 2
164
112
Table II-51
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
Very Low, Low and Moderate Income Sites
1 646-070-
016 13.84 MHDR RMH (AHO) 20 280
2
770-122-
015, 770-
122-014,
770-122-
013, 770-
122-012,
770-122-
011, 770-
122-010,
770-122-
009
0.48 VC VC 14 8
3
770-152-
005, 770-
152-006,
770-152-
007
0.34 VC VC 14 6
4 770-155-
001 0.4 VC VC 14 6
5
770-156-
007, 770-
156-010,
770-181-
009
0.98 VC VC 14 14
6
773-078-
005, 773-
078-006,
773-078-
007, 773-
078-016,
773-078-
017, 773-
078-034
1.68 MC/VC MC/VC 14 8
7 604-032-
042 1.88 MHDR RMH 12 22
8
600-030-
010, 600-
030-012,
600-030-
024
2.72 MHDR RMH 19 52
9 600-390-
024 15.14 CG CP/CR 18 273
165
113
Table II-51
Vacant Land Inventory
Map
Key APN Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
10
600-080-
001, 600-
080-002,
600-080-
003, 600-
080-004,
600-080-
005, 600-
080-006,
600-080-
007, 600-
080-008,
600-080-
009, 600-
080-041
4.13 MHDR RM 10 42
11 643-020-
025 4.81 CG CR 26 126
12*
600-340-
050, 600-
340-051
17.47 MHDR RM 8 140
13 600-020-
057 6.42 CG CR 18 116
Total Very Low, Low and Moderate Income Sites
1,092
*Moderate income site
Above Moderate
Income Sites Acres Existing GP Existing
Zoning
Projected
Density
Projected
Yield
15 Various 386 MHDR/LDR/CG/OS-
R RMH/RL/GC/CN 3 600
16 Various 38.72 LDR/OS-R RL/PR 3 94
17 Various 33.17 LDR RL/PR 3 100
Total Above Moderate Sites
794
Total All Sites 1,885
166
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
July 9, 2021
Danny Castro
Design and Development Director
City of La Quinta
78495 Calle Tampico
La Quinta, CA 92253
Dear Danny Castro:
RE: Review of the City of La Quinta’s 6th Cycle (2021 - 2029) Draft Housing Element
Thank you for submitting the City of La Quinta (City) draft housing element received for
review on May 10, 2021, along with revisions received on June 24, 2021. Pursuant to
Government Code section 65585, subdivision (b), the California Department of Housing
and Community Development (HCD) is reporting the results of its review. Our review
was facilitated by a telephone conversation on June 18, 2021 with you, Cheri Flores,
Planning Manager, and Nicole Criste, Contract Planner.
The draft element addresses many statutory requirements; however, revisions will be
necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code).
The enclosed Appendix describes the revisions needed to comply with State Housing
Element Law.
To remain on an eight-year planning cycle, the City must adopt its housing element
within 120 calendar days from the statutory due date of October 15, 2021 for Southern
California Association of Governments (SCAG) localities. If adopted after this date,
Government Code section 65588, subdivision (e)(4), requires the housing element be
revised every four years until adopting at least two consecutive revisions by the statutory
deadline. For more information on housing element adoption requirements, please visit
HCD’s website at: http://www.hcd.ca.gov/community-development/housing-
element/housing-element-memos/docs/sb375_final100413.pdf
Public participation in the development, adoption and implementation of the housing
element is essential to effective housing planning. Throughout the housing element
process, the City should continue to engage the community, including organizations that
represent lower-income and special needs households, by making information regularly
available and considering and incorporating comments where appropriate.
Several federal, state, and regional funding programs consider housing element
compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill
ATTACHMENT 3
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Danny Castro
Page 2
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s
Affordable Housing and Sustainable Communities programs; and HCD’s Permanent
Local Housing Allocation consider housing element compliance and/or annual reporting
requirements pursuant to Government Code section 65400. With a compliant housing
element, the City meets housing element requirements for these and other funding
sources.
HCD appreciates the attention to detail and diligent efforts of Nicole Criste and the
La Quinta planning team during our review. We are committed to assist the City in
addressing all statutory requirements of State Housing Element Law. If you have any
questions or need additional technical assistance, please contact
Tristan Lanza, of our staff, at tristan.lanza@hcd.ca.gov.
Sincerely,
Shannan West
Land Use & Planning Unit Chief
Enclosure
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APPENDIX
CITY OF LA QUINTA
The following changes are necessary to bring the City of La Quinta’s housing element
into compliance with Article 10.6 of the Government Code. Accompanying each
recommended change, we cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at
http://www.hcd.ca.gov/community-development/housing-element/housing-element-
memos.shtml. Among other resources, the housing element section contains HCD’s
latest technical assistance tool, Building Blocks for Effective Housing Elements (Building
Blocks), available at http://www.hcd.ca.gov/community-development/building-
blocks/index.shtml and includes the Government Code addressing State Housing
Element Law and other resources.
A. Review and Revision
Review the previous element to evaluate the appropriateness, effectiveness, and
progress in implementation, and reflect the results of this review in the revised element.
(Gov. Code, § 65588 (a) and (b).)
As part of the evaluation of programs in the past cycle (pages III- 65-76), the element
must provide an explanation of the effectiveness of goals, policies, and related actions in
meeting the housing needs of special needs populations (e.g., elderly, persons with
disabilities, large households, female headed households, farmworkers and persons
experiencing homelessness).
B. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with
Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in
the jurisdiction (Gov. Code, § 65583, subd. (c)(10)(A).)
The element has some basic information on poverty levels at a local and regional level,
limited analysis on race, makes mention of no concentrated poverty impacts and where
fair housing complaints can be filed. However, the element generally does not address
this requirement. The element, among other things, must include outreach, an
assessment of fair housing, identification and prioritization of contributing factors to fair
housing issues and goals and actions sufficient to overcome patterns of segregation and
foster inclusive communities free from barriers that restrict access to opportunity. For
more information, please contact HCD and visit https://www.hcd.ca.gov/community-
development/housing-element/housing-element-memos.shtml.
2. An inventory of land suitable and available for residential development, including vacant
sites and sites having realistic and demonstrated potential for redevelopment during the
planning period to meet the locality’s housing need for a designated income level, and an
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analysis of the relationship of zoning and public facilities and services to these sites.
(Gov. Code, § 65583, subd. (a)(3).)
The City has a Regional Housing Need Allocation (RHNA) of 1530 housing units, of
which 420 are for lower-income households. To address this need, the element relies on
vacant sites, including sites in The Village commercial district. To demonstrate the
adequacy of these sites and strategies to accommodate the City’s RHNA, the element
must include complete analyses:
Progress in Meeting the RHNA: The element indicates (page109) that 420 units
affordable to very low-income households and 269 units affordable to low-income
household have been built or are under construction or approved, but the elements
provides no information documenting how affordability of the units was determined. As
you know, the City’s RHNA may be reduced by the number of new units built since
January 30, 2021. However, the element must describe the City’s methodology for
assigning these units to the various income groups based on actual sales price or rent
level of the units and demonstrate their availability in the planning period.
In addition, the element identifies several proposed projects on page 48 (Table II-23) in
the pipeline which the City expects to be built within the planning period. If the City plans
to credit these projects against its RHNA, the element should specify whether
applications have been submitted for these sites, and what approvals remain necessary,
expecting timelines for completion of the entitlement process, and describe the City’s
methodology for assigning these units to the various income groups based on actual or
proposed sales price or rent level of the units.
Sites Inventory: Pursuant to Government Code section 65583.3, subdivision (b), the City
must utilize standards, forms, and definitions adopted by HCD when preparing the sites
inventory (for all income-levels). For example, sites to be consolidated should be listed
by individual parcel numbers. Additionally, the inventory (Table 11-51) should identify
any City-owned land. Pursuant to Government Code section 65583.2, subdivision (b)(3),
if a site included in the inventory is owned by the city or county, the housing element
must include a description of whether there are any plans to sell the property during the
planning period and how the jurisdiction will comply with the Surplus Land Act Article 8
(commencing with Section 54220) of Chapter 5 of Part 1 of Division 2 of Title 5.
Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-
development/housing-element/index.shtml for a copy of the form and instructions. The
City can reach out to HCD at sitesinventory@hcd.ca.gov for technical assistance. Please
note, upon adoption of the housing element, the City must submit an electronic version
of the sites inventory with its adopted housing element to sitesinventory@hcd.ca.gov
Sites Identified in Prior Planning Periods: Sites identified in prior planning periods shall
not be deemed adequate to accommodate the housing needs for lower-income
households unless a program, meeting statutory requirements, rezones sites to permit
housing development by-right pursuant to statutory requirements. The element must
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clarify if sites used to accommodate the housing need for lower-income households were
previously identified in prior planning periods and include programs as appropriate. For
additional information, see HCD’s Housing Element Sites Inventory Guidebook at
https://www.hcd.ca.gov/community-development/housing-element/housing-element-
memos.shtml.
Realistic Capacity: The element must describe its methodology for estimating the
number of units that can be accommodated on each site in the inventory. The estimate
of the number of units for each site must be adjusted as necessary, based on the land
use controls and site improvements, typical densities of existing or approved residential
developments at a similar affordability level in La Quinta, and on the current or planned
availability and accessibility of sufficient water, sewer, and dry utilities.
In addition, the element appears to assume residential development on sites zoned for
nonresidential uses, but to support this assumption, the element must analyze the
likelihood of residential in zoning where 100 percent nonresidential uses are allowed.
The analysis should be based on factors such as development trends including
nonresidential, performance standards requiring residential uses or other relevant factors
such as enhanced policies and programs. For additional information, see the Building
Blocks at http://www.hcd.ca.gov/community-development/building-blocks/site-inventory-
analysis/analysis-of-sites-and-zoning.shtml#zoning.
Zoning for Lower-Income Households: The element appears to rely on densities allowing
up to 24 units per acre to accommodate the housing need of lower-income households.
Pursuant to Government Code section 65583.2, subdivision (c)(3)(A) and (B), the
element must identify sites with zoning and densities appropriate to encourage and
facilitate the development of housing for lower-income households based on factors such
as market demand, financial feasibility and development experience within zones. For
communities with densities that meet specific standards (at least 30 units per acre for La
Quinta), this analysis is not required. Otherwise, the element must include an analysis
based on, including, but not limited to, factors such as market demand, financial
feasibility and development experience within identified zones demonstrating how the
adopted densities can accommodate housing for lower-income households. For
additional information and sample analysis, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/site-inventory-
analysis/analysis-of-sites-and-zoning.shtml#zoning.
Large Sites: Table II-51 includes three sites larger than 10 acres (Map Key 1, and 9). In
order to demonstrate that these sites can accommodate the lower-income need, the
element must demonstrate that sites of equivalent size were successfully developed
during the prior planning period for an equivalent number of lower-income housing units
as projected for the site or unless the housing element describes other evidence to HCD
that the site is adequate to accommodate lower- income housing (Gov. Code, § 65583.2,
subd. (c)(2)(A).). For additional information, see the Building Blocks at
http://www.hcd.ca.gov/community-development/building-blocks/site-inventory-
analysis/analysis-of-sites-and-zoning.shtml#analysis.
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Small Sites: The element identifies at least three sites (Map Key 2, 3 and 4) in Table 11-
51 at less than a half-acre. Sites smaller than a half-acre in size are deemed inadequate
to accommodate housing for lower-income housing unless it is demonstrated that sites of
equivalent size were successfully developed during the prior planning period for an
equivalent number of lower-income housing units as projected for the site or unless the
housing element describes other evidence to HCD that the site is adequate to
accommodate lower income housing (Gov. Code, § 65583.2, subd. (c)(2)(A).). As the
element appears to rely on consolidated small sites to accommodate the RHNA for
lower-income households, it should also provide analysis demonstrating the potential for
consolidation. For example, the analysis could describe the City’s role or track record in
facilitating small-lot consolidation, policies or incentives offered or proposed to
encourage and facilitate lot consolidation, conditions rendering parcels suitable and
ready for lot consolidation, or information from the owners of each aggregated site.
Sites with Zoning for a Variety of Housing Types: The element must demonstrate zoning
for a variety of housing types, as follows:
Emergency Shelters: The element states that emergency shelters are permitted by-right
in all nonresidential districts except Village Commercial but would require an approval of
a site development permit which would require approval by the director or planning
commission. The element must analyze this process for consistency with the
Government Code section 65583, subdivision (a)(4), where zoning must allow
emergency shelters as a permitted use without a conditional use or other discretionary
permit.
Accessory Dwelling Units (ADU): The element indicates the City modified its zoning code
to ease barriers to the development of ADU’s. However, after a cursory review of the
City’s ordinance, the department discovered several areas which were not consistent
with State ADU law. This includes, but is not limited to, excessive development
standards, requiring existing dwellings to correct nonconforming zoning conditions prior
to approval of an ADU, maximum and minimum size restrictions, allowing additional
conditions to be imposed by the city manager, among others. HCD will provide a
complete listing of ADU non-compliance issues under a separate cover. As a result, the
element should add a program to update the City’s ADU ordinance in order to comply
with State Law. For more information, please consult HCD’s ADU Guidebook, published
in December 2020, which provides detailed information on new state requirements
surrounding ADU development.
3. An analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the types of
housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as
identified in the analysis pursuant to paragraph (7), including land use controls, building
codes and their enforcement, site improvements, fees and other exactions required of
developers, and local processing and permit procedures. The analysis shall also
demonstrate local efforts to remove governmental constraints that hinder the locality
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from meeting its share of the regional housing need in accordance with Government
Code section 65584 and from meeting the need for housing for persons with disabilities,
supportive housing, transitional housing, and emergency shelters identified pursuant to
paragraph (7). Transitional housing and supportive housing shall be considered a
residential use of property and shall be subject only to those restrictions that apply to
other residential dwellings of the same type in the same zone. (Gov. Code, § 65583,
subd. (a)(5).)
Land-Use Controls: The element must identify and analyze all impacts of relevant land
use controls for potential constraints. The analysis must evaluate the cumulative impacts
of land use controls on the cost and supply of housing, including the ability to achieve
maximum densities and ability to develop multifamily housing in the nonresidential
zones. In particular, the element should specifically address parking requirements for
multifamily units, minimum lot size requirements, and setback requirements and add or
modify programs as appropriate.
Fees and Exaction: The element must describe all required fees for single family
and multifamily housing development, including impact fees, and analyze their impact as
potential constraints on housing supply and affordability. For example, the analysis could
identify the total amount of fees and their proportion to the development costs for both
single family and multifamily housing. For additional information and a sample analysis
and tables, see the Building Blocks at http://www.hcd.ca.gov/community-
development/building-blocks/constraints/fees-and-exactions.shtml.
Permit Processing: The element provides a general overview of the City’s processing
and permit procedures and states that that all multifamily requires a conditional use
permit for multifamily projects in all nonresidential districts. The element must describe
and analyze this permitting requirement including approval procedures and decision-
making criteria for their impact as potential constraints on housing supply and
affordability. For example, the analysis could describe required findings and discuss
whether objective standards and guidelines improve development certainty and mitigate
cost impacts. It could also provide examples of recent timeframes for recent projects that
have been approved by the City. As the element identifies most of the sites to
accommodate the Regional Housing Need for lower-income in the Village Commercial
and Regional Commercial zones, the analysis is particularly important to demonstrate
that residential development is feasible on these sites, that this process is not a
constraint, and the element should include a program to address this permitting
requirement, as determined by the analysis.
The element also describes an Affordable Housing Overlay which allows affordable
housing at higher densities within commercial zones. The element should clarify how the
affordable housing overlay impacts allowable densities, any requirements for accessing
the overlay, and if the overlay is applied to any of the sites identified to accommodate the
City’s low-income housing need.
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Design Review: The element must describe and analyze the architectural review
requirements and process, including approval procedures and decision-making criteria,
for their impact as potential constraints on housing supply and affordability. For example,
the analysis could describe required findings and discuss whether objective standards
and guidelines improve development certainty and mitigate cost impacts. The element
must demonstrate this process is not a constraint or it must include a program to address
this permitting requirement, as appropriate.
4. An analysis of potential and actual nongovernmental constraints upon the maintenance,
improvement, or development of housing for all income levels, including the availability of
financing, the price of land, the cost of construction, the requests to develop housing at
densities below those anticipated in the analysis required by subdivision (c) of
Government Code section 65583.2, and the length of time between receiving approval
for a housing development and submittal of an application for building permits for that
housing development that hinder the construction of a locality’s share of the regional
housing need in accordance with Government Code section 65584. The analysis shall
also demonstrate local efforts to remove nongovernmental constraints that create a gap
between the locality’s planning for the development of housing for all income levels and
the construction of that housing. (Gov. Code, § 65583, subd. (a)(6).)
Nongovernmental Constraints: The element contains information on nongovernmental
constraints such as land and construction costs; the availability of financing; economic
constraints; and requests to develop at densities below the density identified in the sites
inventory (pg. 107). However, the element must also include analysis regarding local
efforts to address nongovernmental constraints that create a gap in the jurisdiction’s
ability to meet RHNA by income category.
5. Analyze existing assisted housing developments that are eligible to change to non-low-
income housing uses during the next 10 years due to termination of subsidy contracts,
mortgage prepayment, or expiration of use restrictions. (Gov. Code, § 65583, subd.
(a)(9) through 65583(a)(9)(D).)
The housing element identifies both the Seasons at Miraflores Senior Apartments and
the Seasons La Quinta Senior Apartments as at-risk units (Table II-52) within the next
10 years. However, these units may not be at risk within the planning period. The City
should contact these housing developments to verify the status of their contract
expiration. Should units be identified at-risk within a 10 year period, the analysis of “at-
risk” units must also include an estimated total cost for producing, replacing and
preserving the units at-risk, an identification of public and private nonprofit corporations
known to the City to have the legal and managerial capacity to acquire and manage at-
risk units, and an identification and consideration of use of federal, state and local
financing and subsidy programs.
For additional information and sample analysis, see the Building
Blocks at http://www.hcd.ca.gov/community-development/building-blocks/housing-
needs/assisted-housing-developments.shtml and for more information on identifying
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units at-risk, see the California Housing Partnership at http://www.chpc.net.
C. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period,
each with a timeline for implementation, which may recognize that certain programs are
ongoing, such that there will be beneficial impacts of the programs within the planning
period, that the local government is undertaking or intends to undertake to implement the
policies and achieve the goals and objectives of the Housing Element through the
administration of land use and development controls, the provision of regulatory
concessions and incentives, and the utilization of appropriate federal and state financing
and subsidy programs when available. The program shall include an identification of the
agencies and officials responsible for the implementation of the various actions. (Gov.
Code, § 65583, subd. (c).)
To address the program requirements of Government Code section 65583, subdivision
(c)(1-6), and to facilitate implementation, all programs should be evaluated and revised
as appropriate to include: (1) a description of the City’s specific role in implementation
including meaningful actions the City will take to achieve the identified goals, policies,
and program objectives; (2) definitive implementation timelines (e.g., December 31,
2021); (3) objectives, quantified where appropriate; and (4) identification of responsible
agencies and officials. In addition, the following programs required additional revisions.
Policy H-3.1: The element should be revised to provide specific actions to remove the
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 5.2: The element should be revised to provide specific actions to 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: The element should be revised to provide specific actions to further and
encourage and support the Coachella Valley’s senior and homeless populations.
2. The housing element shall contain programs which assist in the development of
adequate housing to meet the needs of extremely low-, very low-, low- and moderate-
income households. (Gov. Code, § 65583, subd. (c)(2).)
The element must include a program(s) with specific actions and timelines to assist in
the development of housing for extremely low-income households and households and
individuals with special needs (e.g., farmworkers, persons experiencing homelessness,
persons with disabilities, including developmental). The program(s) could commit to
adopting priority processing, granting fee waivers or deferrals, modifying development
standards, granting concessions and incentives for housing developments that include
units affordable to lower and moderate-income households; assisting, supporting or
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pursuing funding applications; and working with housing developers coordinate and
implement a strategy for developing housing affordable to lower and moderate-income
households.
3. Address and, where appropriate and legally possible, remove governmental and
nongovernmental constraints to the maintenance, improvement, and development of
housing, including housing for all income levels and housing for persons with disabilities.
The program shall remove constraints to, and provide reasonable accommodations for
housing designed for, intended for occupancy by, or with supportive services for,
persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).)
As noted in Findings B4 and B5, the element requires a complete analysis of potential
governmental and nongovernmental constraints. Depending upon the results of that
analysis, the City may need to revise or add programs and address and remove or
mitigate any identified constraints.
4. The housing element shall include programs to conserve and improve the condition of
the existing affordable housing stock. (Gov. Code, § 65583, subd. (c)(4).)
All rehabilitation programs under Policy 4.4 need to quantify the number of households
expected to be served through the implementation of these programs. In addition, the
element states that the City will be conducting a new windshield survey in the fiscal year
2021/2022 (page 45). The element should contain a program to complete this windshield
survey and update program objectives depending on the results of that survey.
5. Promote and affirmatively further fair housing opportunities and promote housing
throughout the community or communities for all persons regardless of race, religion,
sex, marital status, ancestry, national origin, color, familial status, or disability, and other
characteristics protected by the California Fair Employment and Housing Act (Part 2.8
(commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other
state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).)
As noted in Finding B1, the element must include a complete analysis of affirmatively
furthering fair housing. Based on the outcome of that analysis, the element must add or
modify programs. Additionally, programs and actions need to be significant, meaningful,
and sufficient to overcome identified patterns of segregation and affirmatively further fair
housing.
6. The housing program shall preserve for low-income household the assisted housing
developments identified pursuant to paragraph (9) of subdivision (a). The program for
preservation of the assisted housing developments shall utilize, to the extent necessary,
all available federal, state, and local financing and subsidy programs identified in
paragraph (9) of subdivision (a), except where a community has other urgent needs for
which alternative funding sources are not available. The program may include strategies
that involve local regulation and technical assistance. (Gov. Code, § 65583, subd. (c)(6).)
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The element identifies 205 units affordable to lower-income and senior households that
may be at-risk of converting to market rate during the planning period. Depending on the
results of the analysis, Program H 4.4.e may need to be updated to include specific and
proactive actions to preserve the at-risk units. For example, the program could commit to
supporting applications by nonprofits for funding to purchase at-risk units, strengthen
relationships with the listed nonprofits and develop a plan or strategy for quickly moving
forward in the case units are noticed to convert to market-rate uses in the planning
period, and consider pursuing funding on at least an annual basis. The program could
also commit the City to contacting non-profits to develop a preservation strategy within
one year of adoption of the housing element and be ready to quickly act when notice of
conversion is received.
7. Develop a plan that incentivizes and promotes the creation of accessory dwelling units
that can be offered at affordable rent, as defined in Section 50053 of the Health and
Safety Code, for very low, low-, or moderate-income households. (Gov. Code, § 65583,
subd. (c)(7).)
The element is required to include a program that incentivizes or promotes ADU
development for very low-, low-, and moderate-income households. While the element
includes Program H 2.1 to monitor the affordability of ADU, it does not identify strategies
to target moderate- and lower-income households. This can take the form of flexible
zoning requirements, development standards, or processing and fee incentives that
facilitate the creation of ADUs, such as reduced parking requirements, fee waivers and
more. Other strategies could include developing information packets to market ADU
construction, targeted advertising of ADU development opportunities or establishing an
ADU specialist within the planning department.
D. Public Participation
Include a diligent effort by the local government to achieve public participation of all
economic segments of the community in the development of the housing element, and
the program shall describe this effort. (Gov. Code, § 65583, subd. (c)(9).)
While the element describes a public workshop, some Planning Commission and City
Council updates, and direct notices to housing providers, the element should include
additional efforts to include a broad spectrum of individuals and representative
organizations and consider language access barrier. In addition, HCD understands the
City only recently made the element available to the public. By not providing an
opportunity for the public to review and comment on a draft of the element in advance of
submission, the City has not yet complied with statutory mandates to make a diligent
effort to encourage the public participation in the development of the element and it
reduces HCD’s ability to consider public comments in the course of its review. The
availability of the document to the public and opportunity for public comment prior to
submittal to HCD is essential to the public process and HCD’s review. The City must
proactively make future revisions available to the public, including any commenters, prior
to submitting any revisions to HCD and diligently consider and address comments,
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including making revisions to the document where appropriate. HCD’s future review will
consider the extent to which the revised element documents how the City solicited,
considered, and addressed public comments in the element. The City’s consideration of
public comments must not be limited by HCD’s findings in this review letter.
E. Quantified Objectives
Establish the number of housing units, by income level, that can be constructed,
rehabilitated, and conserved over a five-year time frame. (Gov. Code, § 65583, subd.
(b)(1 & 2).)
The element must include quantified objectives to establish an estimate of housing units
by income category that can be constructed, rehabilitated, and conserved over the
planning period. While the element includes objectives for units constructed and
conserved, it must also include objectives for rehabilitation activities over the planning
period. For example, the element could provide estimates on the number of households
expected to be served through the implementation of programs under Policy H 4.4.
F. General Plan
For your information, some general plan element updates are triggered by housing
element adoption. For example, a jurisdiction must address environmental justice in its
General Plan by the adoption of an environmental justice element, or by the integration
of environmental justice goals, policies, and objectives into other general plan elements
upon the adoption or next revision of two or more elements concurrently on or after
January 1, 2018. (Gov. Code, § 65302, subd. (h).) In addition, the safety and
conservation elements of the general plan must include analysis and policies regarding
fire and flood hazard management and be revised upon each housing element revision.
(Gov. Code, § 65302, subd. (g).) Also, the land-use element must identify and analyze
disadvantaged communities (unincorporated island or fringe communities within spheres
of influence areas or isolated long-established legacy communities) on, or before, the
housing element’s adoption due date. (Gov. Code, § 65302.10, subd. (b).) HCD reminds
the City of La Quinta to consider timing provisions and welcomes the opportunity to
provide assistance. For information, please see the Technical Advisories issued by the
Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.
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POWER POINTS
AUGUST 3, 2021
SPECIAL JOINT STUDY
SESSION MEETING OF
THE CITY COUNCIL
AND PLANNING
COMMISSION
08/03/2021
60
Joint Study Session
City Council and Planning Commission
August 3, 2021
Joint Study Session
City Council and Planning Commission
August 3, 2021
S1 – Housing Element Update
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Background
•Housing Element is a requirement of the
General Plan
•The only element that must be updated
on a State-mandated schedule
•Intended to provide City direction on
achieving its anticipated housing demand
for an 8-year period
Progress So Far
• Comments
received
from State
July
2021
Develop
policies
• Finish
draft
• Submit
to State
Jan‐Apr
2021
•Outreach
meetings
•PC, HC
•Workshop
Dec 2020‐
Jan 2021
Gathered
background
information
Developed
site inventory
•Evaluated
past policies
May‐Dec
2020
•Contract
Award
May 2020
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5th Cycle 2014-2021
2014–2021 Regional Housing Needs Assessment
Household Income
Levels
Income as a Percent
of County Median
RHNA
Allocation
Units
Constructed
Very Low Less than 50%91 60
Low 51%–80% 61 136
Moderate 81%–120% 66 47
Above‐Moderate Over 120% 146 690+
Total 1 364 933+
Source: Regional Housing Needs Assessment for Southern California,
September 2012, prepared by SCAG.
1 Total number of units and percentage are affected by rounding error.
Accomplishments
•Washington Street Apartments
–Major rehabilitation of 72 units
–68 new units, 24 for very low-income
households, 44 for low-income households.
•Coral Mountain Apartments
–176 units, 36 for very low-income
households, 138 for low-income households,
and 2 for moderate income households.
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6th Cycle 2022-2029
2022-2029 Regional Housing Needs Assessment Allocation
Household Income
Levels
Income as a
Percent of County
Median RHNA Allocation
Extremely Low Less than 30%210
Very Low 30%–50%210
Low 51%–80%269
Moderate 81%–120%297
Above-Moderate Over 120%544
Total 1,530
Site Inventory
•Identifies capacity for 1,092 units for
very low, low and moderate income
units (983 needed for RHNA)
•Identifies capacity for 794 above
moderate income units (543 needed
for RHNA)
•If development occurs on inventory
parcels that does not provide the
assigned units, an alternative site
must be identified and the inventory
must be modified (no net loss)
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Policies & Programs
•Apply the Affordable Housing Overlay to commercial
sites, allowing 30 units per acre
•City parcel on Highway 111 (site 13) to include
15% extremely low income units
•Focus for affordable housing - Highway 111 and the
Village – availability of transit, services and jobs
Policies & Programs
•Study Zoning changes to encourage tiny homes,
manufactured homes, container conversions, etc.
•Remove discretionary findings from permitting
requirements
•Pursue rehabilitation loans and grants for sub-
standard housing
•Continue to work with CVAG, charities to assist in
homelessness reduction
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Next Steps
August 2021
Study session and public review of
Housing Element draft (2 weeks)
September 2021 Resubmit draft to HCD
November 2021
Planning Commission hearing for
recommendation to Council
December 2021 City Council hearing for final adoption
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