Also, it is possible for local government policies to result in the displacement or affect representation of minorities or persons living with a disability. Currently, most of the cities with adopted reasonable accommodations procedures have a definition of a disabled person in their zoning ordinances. The City of Downey is in the process of creating a reasonable accommodation ordinance, to be completed by the end 2021.
Economic Displacement
Economic displacement is due to the inability to afford rising rents or costs of homeownership like property taxes. Figure 3.13 shows HUD’s Location Affordability Index, which provides standardized housing and transportation costs by state. Most of Downey has a median gross rent of $1,500. Recent census data show that the median rent in Downey among all apartment units in 2019 was $1,462 per month. Real estate websites show higher rental costs including Costar which shows an average rent of $2,025 for a two-bedroom apartment. HUD-determined fair market rents for Los Angeles County fall within the range of the rents within Downey, indicating that rental rates in Downey generally align with the HUD-defined fair market rents although that can be changing due to the escalating rents in the region. In Downey, the areas with the highest rents do not coincide with areas with a high proportion of renter households. There are only four census tracts north of Firestone Boulevard with median gross rents of $2,000. However, Figure 3.9 shows that the areas south of Imperial Highway have high proportions of overpaying renters. This area generally coincides with higher levels of overcrowding and lower income households.
Regionally, areas in central Los Angeles County have lower median gross rents, as indicated by the Location Affordability Index, than areas in West Los Angeles, the South Bay, a few cities in the northern San Gabriel Valley, and western San Fernando Valley. In terms of housing overpayment, most of Los Angeles County renters and homeowners are experiencing significant housing cost burdens. This could create regional economic pressure in the City of Downey and further decrease the availability of affordable housing as residents in Los Angeles County actively seek areas with lower median rents.
Disproportionate Need and Displacement Issues
The Disproportionate Need and Displacement analysis reveals that areas of the City located south of Firestone Boulevard have disproportionate needs and higher vulnerability to displacement. The areas of the City south of Firestone Boulevard have higher levels of:
Renter households experiencing housing cost burden
Overcrowding
Households with lower median incomes
Pollution burdens
Sites Inventory Consistency with Affirmatively Furthering Fair Housing (AFFH) State law requires that for housing elements due on or after January 1, 2021, sites must be identified throughout the community in a manner that affirmatively furthers fair housing opportunities (Government Code Section 65583(c)(10)). Affirmatively furthering fair housing means taking meaningful actions that address significant disparities in housing needs and in access to opportunity. For purposes of the Housing Element site inventory, this means that sites identified to accommodate the lower- income need are not concentrated in low-resourced areas (for example, lack of access to high performing schools, proximity to jobs, location disproportionately exposed to pollution or other health impacts) or areas of segregation and concentrations of poverty. Table 3.12 presents the sites inventory 2021-2029 HOUSING ELEMENT 3-53
capacity by income level number of units and their location with respect to location and how that affects the existing patterns for all components of the assessment of fair housing. Table 3.13 presents the sites inventory capacity by income level by Census tract and their location with respect to location and how that affects the existing patterns for all components of the assessment of fair housing.
Table 3.12: Sites Inventory and AFFH Patterns
Above
Lower Moderate
Income Moderate Income
Topic RHNAIncome RHNA RHNA Total RHNA
Total Site Capacity: 2,898 1,1882,398 6,484
Non-White Population
80% 26%20% 27% 25%
Persons with Disabilities
40% 0%0%0% 0%
% Children in Married Couple HHs
80% 12%22% 26% 19%
% Children in Female Headed HHs
80% 000 0
% Low- and Moderate-Income (LMI) Population (City is 50.76% LMI) <25% 23%4%15% 17%
25-50% 14%14% 10% 13%
50-75% 54%70% 69% 62%
75-100% 8%13% 6% 8%
TCAC Opportunity Area
Highest Resources 0%0%0% 0%
High Resources 48%66% 54% 53%
3-54 2021-2029 HOUSING ELEMENT
Table 3.12: Sites Inventory and AFFH Patterns
Above
Lower Moderate
Income Moderate Income
Topic RHNAIncome RHNA RHNA Total RHNA
Moderate Resources 38%30% 32% 34%
Moderate Resources
(Rapidly Changing)0%4%2%1%
Low Resources 0%0%0% 0%
High Segregation and
Poverty0%0%0% 0%
Missing/Insufficient Data 14%0%13% 11%
CalEnviroScreen Score (Percentile) 3.0
1 -10% (Lowest Score)14%0%13%11%
11 - 20% 0%0%0% 0%
21 - 30% 0%0%0% 0%
31 - 40% 0%0%0% 0%
41 - 50% 0%0%0% 0%
51 - 60% 15%12% 9% 12%
61 - 70% 35%34% 33% 34%
71 - 80% 11%21% 12% 13%
81 - 90% 20%32% 30% 26%
91 - 100% (Highest Score) 6%0%3% 4%
SB 535 Disadvantaged Communities (DAC) 3.0
DAC 26%32% 35% 31%
Not a DAC 74%68% 65% 69%
The City is made up 22 Census tracts, most (64 percent or 14 tracts) are designated as high resource areas (Table 3.13). The locational analysis and mapping data shows that the proposed candidate sites to meet the RHNA allocation are generally dispersed throughout the community with an emphasis on locating units where there is a high level of access to important public services and transit. Overall, the distribution of potential units does not disproportionately impact areas with more acute housing needs.
The locational analysis shows that lower income units are distributed across the City with only a couple of concentrations (discussed below) in moderate income areas or areas with a higher proportion of low- and moderate-income residents. Program action to increase access to housing in higher resources areas is prioritized.
Table 3.3 also shows that identified sites for future housing, including housing affordable to lower income households, are not concentrated in areas where half or more of the population identifies as low- and moderate-income. By proposing an equitable distribution of housing, segregation based on income can be mitigated and would provide lower-income households greater mobility to live in areas that were inaccessible to them before. Additionally, higher income areas tend to have greater access to resources. As a result, more options for lower income households would be available in areas with higher resources and opportunities.
2021-2029 HOUSING ELEMENT 3-55
Res.
Overlay
Acres***021.57138.7218.607.4273.176.3314.8746.2728.8511.6318.2222.0219.4749.990.7737.29014.1342.4612.58 has been
(2018)
SB 535
DAC 3.0
NoNoNoNoNoYesNoNoNoYesYesNoNoNoPartial**NoNoNoYesYesNo
TCAC AOP
/High Resource*
.
High ResourceHigh ResourceHigh ResourceHigh ResourceModerate ResourceHigh ResourceHigh ResourceHigh ResourceHigh ResourceModerate ResourceModerate Resource (Rapidly Changing)High ResourceHigh ResourceModerate ResourceModHigh ResourceHigh ResourceInsufficient DataModerate ResourceHigh ResourceModerate Resource
Avg.
Income
Low/Mod
42.9%33.8%43.0%34.0%24.9%45.4%56.5%56.6%52.5%66.0%74.8%45.6%49.0%67.8%53.3%*58.4%54.7%NA54.9%57.5%58.6% re not RHNA sites, they are included in this table to evaluate the distribution of is not a DAC.
-
Avg.
Non
White %
84.781.685.475.881.578.182.484.579.090.592.183.986.383.883.779.982.784.490.484.792.4
Mod.
% Mod/
Above
Income Sites
3%2%1%1%0%2%13%4%20%21%3%2%1%4%2%2%4%9%6%0%0%
by Census Tracts
Sites
Income
% Lower
3%2%2%8%1%3%9%2%6%14%0%2%3%19%2%1%2%11%4%6%1%
Total
RHNA
18414782236351617332028741120931241136651337618960032117033 .
Mod
RHNA
Above
Income
46391816237234755245314958118964306930099124
RHNA
Income
Moderate 46442070412347217519344181048232971010805
: Sites Inventory and AFFH Patterns
2029 HOUSING ELEMENT
RHNA
Lower -
capacity.
3 Income
9264442133383265551753960489252846174930011415824
2021
56 Tract
3-
Census
Table 3.1 550455055506.015506.02550755085509.015509.0255105511.015511.025512.015512.02551355145515.015515.025516551755185534 Notes:*TCAC and HUD Low/Moderate Income data based on 2020 Census Tracts and the remaining AFFH data uses 2018 Census Tracts. As a result, Tract 5514 is divided into 2 tracts in 2020 data andcombined to be consistent with the 2018 AFFH data. **Only the western half of the tract is a DAC \[5514.01\]. Tract 5514.02*** The Residential Overlay is applied to properties beyond what is identified in the RHNA. Although most of the properties apotential future Source: City of Downey, 2020
57 -
3 2029 HOUSING ELEMENT
-
2021
This page left intentionally blank.
Non-White population: Every block group in the City has a non-White population over 60 percent and there are no concentrations of non-White population. Most of the sites inventory capacity (75 percent) is in areas with a non-white population of 60 to 80 percent. Only 25 percent of the capacity is in areas with a non-white population over 80 percent. This proportion is similar for all income categories. This results in improved conditions by avoiding concentration of new development in areas with higher proportions of non-white residents. As shown in Tables 3.12 and 3.13, Downey is predominantly non-White across its entire boundary.
Therefore, racial segregation pattern analysis requires a locational approach to identify some of the nuances and patterns that may exist at a Census tract level within a City that is largely non- White. Comparing the RHNA distribution by income shows that two tracts (5510 and 5511.01) have a large portion of overall sites. Both tracts each have a large commercial center where the City will add a residential component at a density of at least 30 units per acre. These two centers are the two largest sites in the inventory. Tract 5511.01 is in the southeastern quadrant of the City and is the location of the Downey Landing Specific Plan and within tract 5510, located in the northeastern quadrant of the City, is the Stonewood Center. The large size of these sites results in a higher potential capacity for residential uses.Tract 5511.01 has the second highest proportion of lowerincome sites and a non-white populationof over 90 percent, higher than the City average of 85.6 percent. This tract is also designated as a disadvantaged community under SB 353, has the second highest proportion of low- and moderate-income residents (based on HUD data), and has an opportunity index rating of moderate. This combination results in exacerbated conditions related to the addition of lower income housing in an area with a higher proportion of non-white, lower income residents in an area with relatively lower opportunities.
Conversely, by placing more affordable housing in predominantly non-White communities, housing issues such as overcrowding, overpayment, and lack of housing options can be alleviated where they are felt most. The distribution of lower-income household opportunities into places where non-White predominance is not as strong could mean Downey residents could become further integrated in regard to race/ethnicity and income.
Persons with disabilities: All but two census tracts in the City have less than 10 percent of their population living with a disability. Two tracts have between 10 to 20 percent population living with a disability. Most of the sites inventory capacity (86 percent) is in areas with less than 10 percent of the population living with a disability. Only 14 percent of the capacity is in areas with 10 to 20 percent population living with a disability. This proportion is similar for the This proportion is similar for all income categories. This results in improved conditions by avoiding concentration of new development in areas with higher proportions of disabled residents.
Familial Status: All tracts in the City have less than 40 percent of children living in female- headed households. The sites inventory reflects this in that 58 percent of capacity is in areas with less than 20 percent of children living in female headed households compared to 42 percent of capacity in areas with 21 to 40 percent of children living in female headed households. This proportion is similar for all income categories. This results in improved conditions by avoiding concentration of new development in areas with higher proportions of female-headed households with children as these households tend to have lower incomes and a greater need for affordable housing and accessible daycare and other supportive services.
Low- and moderate-Income (LMI) areas: More than half (50.76 percent) of Downey households earn low- and moderate-incomes (up to 80 percent of the AMI). The sites inventory capacity distribution reflects this as 62 percent of capacity is in areas with 50 to 75 percent LMI 3-58 2021-2029 HOUSING ELEMENT
population. The lower income capacity has a lower proportion of units in the same category (54 percent) and the moderate and above moderate-income capacity has a higher proportion of sites in these areas (70 and 69 percent respectively). Overall, this results in improved conditions because all income levels are similarly distributed. Nonetheless, it also results in exacerbated conditions because only a smaller proportion of sites inventory capacity is in areas with LMI populations less than 50 percent. Placing site capacity in these areas is unavoidable. As shown on Figure 3.5, within the City, LMI areas are in most areas of the City. The site inventory strategy adds high density, residential capacity throughout the City (as a by-right use at a minimum density of 30 units per acre) along the City’s major corridors and at the City’s major commercial centers. This is positive, considering that these sites today do not support residential uses but represent locations where new higher-density housing can be provided and residents will have access to good schools, diverse jobs, and distant from industrial uses.
Because the strategy adds residential capacity to non-residential areas, it is addressing the area’s disproportionate need without the risk of displacement of residents improves fair housing and equal opportunity conditions. Geographically, the addition of the overlay is an improved condition because the two tracts with the largest acreage in the residential overlay (tracts 5506.01 and 5508) are high opportunity areas with lower LMI populations less than 50 percent.
Table 3.3 also shows that identified sites for future housing are not concentrated in areas where half or more of the population identifies as low- and moderate-income. By proposing an equitable distribution of housing, segregation based on income can be mitigated. There is a high proportion of LMI populations compared to the rest of the City in tracts 5511.01 and 5513.
These areas are also designated as having moderate resources and a higher proportion of lower income sites compared with the rest of the City. This combination results in exacerbated conditions related to the addition of lower income housing in an area with a higher proportion of LMI population in an area with relatively lower opportunities. However, potential low-income units would also help lower income communities by providing lower income households more stable and reliable housing options in their neighborhoods.
Racially or Ethnically Concentrated Area of Poverty (R/ECAP): R/ECAPs are not included in Table
3.12 due to their absence within City boundaries which is confirmed by data in the HCD AFFH Data Viewer.
TCAC opportunity areas: most TCAC opportunity areas in Downey are in the high or moderate resources category. The City has no low resources areas which is the dominant classification for cities located west of Downey. The sites inventory capacity distribution reflects this as most (88 percent) if the sites inventory capacity is in high or moderate resources areas. In fact, more than half of the site capacity (53 percent) is in high resources areas. The lower income site capacity is similarly distributed with 48 percent of capacity in high resources areas and 38 percent in moderate resources areas. Tracts 5509.01 and 5510 are designated as high resources areas and have a relatively higher proportion of lower income sites. This distribution results in improved conditions by adding sites, specifically lower income sites,in high resource areas. Among tracts with a moderate resources designation there is a high proportion of lower income sites in tract 5513. This area also has a high proportion of LMI residents compared with the rest of the City.
This combination results in exacerbated conditions related to the addition of lower income housing in an area with a higher proportion of LMI population in an area with relatively lower opportunities.
Cal Enviroscreen (CES 3.0) and DACs: In general, Downey has lower CalEnviro Screen scores than 2021-2029 HOUSING ELEMENT 3-59
most areas to the west and north of the City. Within the City, several areas have higher scores.
As expected, most (77 percent) of the site inventory capacity is in areas with CES percentile scores of over 61 percent. The lower income RHNA has a better distribution with only 71 percent of site capacity in the same areas. While 30 percent of all site capacity is in the highest CES percentile group (81% or more), only 26 percent of lower income sites are in this same category. The location of future housing sites in areas with environmental burdens is not ideal, it is unavoidable in a City with high CES scores in all parts of the City. No areas in the city have a CES score lower than 50 percent. The data shows site capacity in the lowest scoring area although this is attributable to insufficient data for the Rancho Los Amigos South Campus Specific Plan area. As a result, the sites inventory does not exacerbate conditions as the sites capacity is distributed in all areas and CES percentile groups. Disadvantaged Communities (DAC) are defined as the top 25 percent scoring areas from CalEnviroScreen. Most site capacity (69 percent) is outside of areas designated as DACs. The proportion of sites outside of DACs is higher for lower income site capacity (74 percent of capacity is located outside of DACs). This distribution results in improved conditions by locating lower income capacity outside DACs.
Four out of the 22 Census tract that make up the City are designated as DACs. Of those, three are in moderate resources areas and one is in a high resource area. Of the three moderate resources DACs, only one shows a concentration of sites (of all income categories). Tract 5511.01 is in the southeastern quadrant of the City and is the location of the Downey Landing Specific Plan. The large size of this site results in a higher overall potential capacity for residential uses. Concentrating housing (of all income levels) in areas with higher environmental burdens could bring more interest in future resource development and investment to these communities.
The AFFH analysis also shows areas of the City located south of Firestone Boulevard have disproportionate needs and higher vulnerability to displacement. The areas of the City south of Firestone Boulevard have higher levels of:
Renter households experiencing housing cost burden
Overcrowding
Households with lower median incomes
Pollution burdens
More than half (58 percent) of site inventory capacity is located south of Firestone Boulevard. This proportion is larger for lower income sites where 64 percent are located south of Firestone Boulevard.
Although this is an exacerbated condition, the City’s site strategy focuses on increasing opportunities for more affordable housing options. One strategy to address the lack of affordable housing in the City is to increase high density, residential capacity throughout the City. As part of this strategy the City is adding residential uses (at a minimum density of 30 units per acre) along the City’s major corridors and at the City’s major commercial centers. This is positive, considering that these sites today do not support residential uses but represent locations where new higher-density housing can be provided and residents will have access to good schools, diverse jobs, and distant from industrial uses—and not concentrated in existing low poverty areas. A significant proportion of that new capacity is south of Firestone Boulevard. Because the strategy adds residential capacity to non-residential areas, it is addressing the area’s disproportionate need without the risk of displacement of residents which improves fair housing and equal opportunity conditions.
3-60 2021-2029 HOUSING ELEMENT
Program 5.2 in the Housing Plan (Chapter 6) includes program actions to address displacement risk and disproportionate housing need through housing mobility strategies and new housing choices and affordability in areas of opportunity strategies.
2021-2029 HOUSING ELEMENT 3-61
o Land values are higher than improvement values. In a few cases, a parcel is included with a slightly higher improvement value (usually less than five percent higher) if the structure is older or shows obvious signs of deferred maintenance or if the site is underutilized (characterized by large surface parking or unused surface area on the site). o No recent, significant enhancements have been made (exempt enhancements include site cleanup or paint)
o Gas stations are also not included since redevelopment is more complex given the need to mitigate underground storage tanks.
o Potential for lot consolidation is also taken into consideration including common ownership of adjacent parcels. Sites with multiple parcels are only included if the site functions as one use (one structure over multiple parcels) and the parcels are under common ownership.
Identifying potential sites must balance available information on the site with a visual and contextual assessment. While data pointing at older structures or high improvement value can give a good sense of the redevelopment potential, for many sites visual cues are important. There are a few sites where the data indicates a higher improvement value or a newer structure, but a visual assessment shows that a structure shows signs of disrepair or is underdeveloped in comparison with development nearby. One site for example, is an older liquor store with surface parking in an area with well-maintained, more intensely developed office uses. On the other hand, a site with older structures and a very high land value may not be an ideal site due to a new tenant that has invested in façade improvements such as paint and signage or the nature of the use limits the redevelopment potential, such as a convalescent home. While any of these properties can redevelop, this sites inventory presents the City’s good faith effort to identify sites that show the most potential for redevelopment.
Existing Uses on Non-Vacant Sites and Development of Non-Residential Uses A portion of the City’s currently available (appropriately zoned) developable housing capacity is on sites with zoning that allows both residential and non-residential uses. It is difficult for the City to forecast how properties with zones that permit both stand-alone residential uses, mixed use with a residential component, and stand-alone non-residential uses, such as commercial or office, will develop. However, the City has seen significant numbers of development projects in the surrounding region that mirror many of the characteristics of development opportunities in Downey.
Downey is a primarily built out community. However, the City recognizes that it must provide opportunities for new residential uses throughout the City. The City has seen an increased interest in residential development in non-residential zones due to the scarcity of redevelopable residential land and the acute demand for new residential which has made residential development more lucrative.
Residential uses in proximity to services and transportation corridors will also be in demand due to new state law prohibiting parking minimums near transit corridors and transit stops.
The City anticipates increased residential developments in the City’s nonresidential zones for the following reasons:
There is a general lack of developable residential land in the City.
There has been a marked increase in inquiries and expressed interest by property owner to redevelop non-residential sites into residential uses, a trend seen in the surrounding region.
Specifically, the City has recently received inquiries on two sites by a major residential developer. The two sites are developed with parking lots/private institutional uses and the developer has expressed interest in development of higher density residential housing. 2021-2029 HOUSING ELEMENT 4-7
The proposed General Plan and Zoning update will incentivize mixed use development by allowing higher FARs projects with a residential component and allowing by-right stand-alone residential development.
Expedited permitting for projects with an affordable housing component To expedite review and development, the City will remove the Site Plan review for mixed use developments in the Downtown Downey Specific Plan. Stand-alone residential projects or commercial uses with a residential component will require only an administrative review.
New State laws (AB2097 and AB2011) provide additional housing incentives. The California Department of Transportation (CALTRANS) has estimated High Quality Transit Areas (HQTA) which are subject to the parking limits in AB 2097 and their data (Estimated High Quality Transit Areas as described in Public Resources Code 21155, 21064.3, 21060.2, updated 2022) shows that most of the developable land in Downey will be subject to AB2097. AB 2097 prohibits the City from imposing any minimum automobile parking requirement on any residential, commercial, or other development project in HQTAs. AB 2097 will apply to the Downtown Downey Specific Plan, Stonewood Center, and the Downey Landing Specific Plan. Most of the residential overlay (81 percent of it) along the City’s commercial corridors will also be subject to AB 2097 per the CALTRANS data set as will all the mixed-use sites identified in this inventory. AB 2011 allows for ministerial, by-right approval for affordable housing on commercially zoned lands and allows such approvals for mixed-income housing along commercial corridors, if the projects meet specified affordability, labor, and environmental criteria. AB 2011 will apply to significant portions of the Downtown Downey Specific Plan, Stonewood Center, Downey Landing Specific Plan, and the residential overlay along the City’s corridors.
Table 4.3 shows a list of projects that have converted from non-residential to residential uses in Downey and in neighboring cities. All the projects involved redevelopment on non-residential uses to stand alone residential uses.
One project and another potential project are in the Downtown Downey Specific Plan. The 28-unit project at 8150 Third Street was developed in a specific plan area allowing 20 to 40 units per acre. The project density is 28 units per acre – or 70 percent of maximum density. The site inventory uses a median density of 30 units per acre in plan areas 1, 3 and 5 as those areas allow the highest residential densities. The project was developed in 2016 and since then the demand for housing has increased significantly. The strong demand for new residential units and the high price of land in the Los Angeles region is resulting in increasingly efficient development at higher densities than was typical in the past.
The Banc of California site is developed with a bank building that is in good condition and includes a large surface parking lot. The City has received various inquiries for potential residential development on this site which is in Firestone Boulevard Gateway District of the Downtown Downey Specific Plan. The Zoning would allow a density of 40-75 units per acre and allows for 100 percent non-residential development. While no project has been approved, the property owner interest in residential develop supports the use of mixed-use sites to meet the City’s RHNA.
Uses on the projects identified in Table 4.3 are similar and consistent with uses on sites allowing a mix of uses identified in the sites inventory as well as similar size (greater than half an acre), and locations.
Existing uses: The existing site uses in Table 3.x mirror that of the City’s current inventory. In the Downtown and along the residential corridors, historical non-residential areas, the sites have a mix of older stand-alone commercial uses and older strip commercial centers, both with surface parking areas. There are sites with auto sales uses as well. Sites in the Downtown Specific Plan 4-8 2021-2029 HOUSING ELEMENT
are characterized by having a variety of commercial uses, but the site selection focused on smaller scale uses such as small stores or buildings. Large multi-story buildings and sites that showed signs of improvement were not included.
Size: Sites in the inventory have an average size of 1.2 acres (this excludes the Rancho Los Amigos South Campus Specific Plan as that is a different site type with an approved land use plan). Table X shows that most residential projects on sites with existing uses and with the potential for development of non-residential uses, have an average size of 1.36 acres, similar to the average for the sites inventory.
Location:The example projects resemble thesites included in the inventory in that they are located along major commercial corridors or in areas that have historically been developed with non-residential uses. In the neighboring City of Whittier, many new projects are located on a major corridor (Whitter Boulevard) that has historically been used for commercial uses. In response to increased interest in residential development along this corridor, the City in 2021 rescinded the specific plan and assigned a large portion of the corridor a high-density residential land use designation (allowing only residential).
Underutilized sites included in this inventory have been chosen based on the potential capacity increase available to property owners. Existing uses on the sites are older or show signs of disinvestment or 2021-2029 HOUSING ELEMENT 4-9
Status
CompletedCompletedCompletedInterested OwnerInterested Owner -
ndicted
75 units per
B) to B) in the
-
--
2/P2/P
--
3)3) in rear portion of the
--
Project Description
unit housing development (2016) unit housing development (2016) unit housing development (2016) wney Specific Plan. The Zoning
---
39project included a zone change from commercial/parking (Cresidential (R28project included the consolidation of 4 parcel. 39Site was previously zoned for commercial/parking (Cstreet front part of the property and residential (Rsite. The project included a General Plan Amendment and Zone Change for 5 separate parcels. As part of the application, the property owner ithat the zone change was needed because the existing commercial use was “financially infeasible” and wants the City to change the property’s existing General Plan composition and underlying zoningthe City has received various inquiries for potential residential development on the site in the Firestone Boulevard Gateway District of the Downtown Dowould allow a density of 40acre and allows for 100 percent nonresidential development.The City has received various inquiries for potential residential development on the property Potential applicants have
-
conforming) uses
-
Current/Previous Use
Parking LotTwo of lots were occupied by singlefamily homes and two were in use as parking lots.8 residential (nonCommercial/office building formerly in use as a bankRestaurant building of historical importance and parking lot used as
-
YesYesYesYesYes
Allowed
100% NonResid. Use
Year 20162016201620222022
Built/
ved/In
Appro
quired
-B -B
2/P2/P
C-2
Blvd.
DDSP DDSP
District
Zoning
C-C-
Gateway
Firestone
Downtown
Residential Redevelopment Trends
Residential
-
1.61.01.10.71.9 Lot
Size
(acres)
-
39283952
NA
28 Total
Units
Vacant and Non
-
2029 HOUSING ELEMENT
-
2021
10 4-
Project Name/Address
Table 4.3: Non 7940 Telegraph Road8150 Third Street9553 Firestone BoulevardBanc of CaliforniapropertyBob’s Big Boy restaurant site
Status
Under DevelopmentApprovedApprovedApprovedUnder ReviewUnder developmentUnder development -
-
family
-
minimum
).
unit residential
-
story multi
-
unit detached
-
per acre
story residential
-
Project Description
unit residential project is being
-
unit, three
-
projected was approved in Spring
expressed interest in constructing residential units at densities identified in the new residential overlay (density of 30 unitsThe project includes 63 units in a threestory residential development at 11733 Florence Avenue (a former church site)The site allows for 100 percent nonresidential development. The project included consolidation of two parcels. The 2022.Florence Homes, a 17development was approved in 2021.The City approved 25residential project.An application was submitted for the development of a fourresidential project. A 54developed at the former Blue Hills Nursery site and building permits for model homes are anticipated to be issued in 2022. A 32townhome project is under construction
11 4-
service station
Current/Previous Use
2029 HOUSING ELEMENT
-
storage of new vehicles by an auto dealershipChurchRestaurant and associated parking lotIndustrial/commercial buildingSurplus church property and modifications to the existing Trinity Lutheran Churchlarge commercial building used for medical businessesPlant Nursery (Blue Hills Nursery)gas and 2021
-
No
YesYesYesYesYes
Allowed
No (other
100% NonResid. Use
than church)
Year 2022202220212021202220222022
Built/
ved/In
Appro
quired
Public
Specific Specific Specific
R-2 R-1 C-2
Use
– PlanPlanPlan
– – –
Zoning
Residential Redevelopment Trends
PF
-SP SP SP
3.01.81.22.51.6 Lot
0.820.31
Size
(acres)
63421725525432
Total
Units
Vacant and Non
-
(City
Whittier)
Project Name/Address
Table 4.3: Non 11733 Florence Avenue (City of Santa Fe Springs)9829 La Serna Drive (City of Whittier)8315/8335 Greenleaf Avenue (City of Whittier)11716 Floral Drive of Whittier)12826 Philadelphia Street (City of 16440 Whittier Boulevard (City of Whittier)11757 Hadley Street (City of Whittier)
Status
CompletedCompletedUnder Development CompletedUnder Construction unit
-
story
-
unit
-
unit, three
-
Project Description
story townhomes
acre property at 11757 Hadley
-
-
unit apartment building was
-
on a 1.6Street and expected to be completed by the end of summer 2022.A 76developed in 2019.Construction of the 32combination of detached and attached townhomes on a site previously in use as an office building and parking lot was completed in 2021.Construction at the former Toyota Used Car site is ongoing. The 50residential project should be complete by the second quarter of 2022. The property was previously in use as surplus parking for the car dealership.An older commercial use (built in the 1930s) was replaced with a 4development. The former use had a land value well in excess of the improvements value.38 three
Current/Previous Use
Mitsubishi automobile car dealershipOffice building and parking lotSurplus parking for the car dealershipOlder commercial store/ and SF homeOlder commercial shopping center
-
YesYesYesYesYes
Allowed
100% NonResid. Use
Year 20192021202220212022
Built/
ved/In
Appro
quired
–
-1
4 -
Specific Specific
2/R
PlanPlan
– –
CCN
Zoning
C-
Mixed Use
Residential Redevelopment Trends
Commercial
-SP SP
Community/R
1.92.01.3 Lot
0.040.38
Size
(acres)
4 76325038
Total
Units
Vacant and Non
-
2029 HOUSING ELEMENT
-
2021
12 Whittier)
4-
Project Name/Address
Table 4.3: Non 14339 Whittier Boulevard (City of Workman Mill Road near Beverly Boulevard (City of Whittier)14660 Whittier Boulevard (City of Whittier)10818 Long Beach Boulevard (City of Lynwood)5100 Long Beach Blvd. (City of Long Beach)
13 4-
2029 HOUSING ELEMENT
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deferred maintenance, indicating a “ripeness” for redevelopment. To ensure that appropriate sites have been chosen, properties that show recent investments or updates or that contain uses of local importance are not included.
In general, the market in Downey and the Gateway Cities Region supports housing as the highest and best use of property, yielding highest returns for property owners, especially in existing neighborhoods, along corridors, and in Downtowns such as Downey’s, with access to goods, services, and high-quality transit. The City has had ongoing communications with local housing developers, who have confirmed that home builders and property owners are interested in repurposing commercial properties in Southern California, including Downey. Similar interest and projects have yielded positive results.
Uses on the projects identified in Table 4.3are similar and consistent with uses on sites allowing a mix of uses identified in the sites inventory as well as similar size (greater than half an acre), and locations. In the Downtown and along the residential corridors, historical non-residential areas, the sites have a mix of older stand-alone commercial uses and older strip commercial centers, both with surface parking areas. There are sites with auto sales uses as well. Sites in the Downtown Specific Plan are characterized by having a variety of commercial uses, but the site selection focused on smaller scale uses such as small stores or buildings. Large multi-story buildings and sites that showed signs of improvement were not included.
The City will continue to engage local property owners to discuss redevelopment opportunities on their properties. The residential overlay included in this inventory will allow residential development in commercial corridors as a by-right use at a minimum density of 30 units per acre. The residential overlay gives property owners an incentive to develop or sell the property for new uses. In areas such as these where residential development is not allowed, the overlay will facilitate housing production by avoiding a lengthy General Plan amendment/rezoning process. Based on this analysis and future efforts undertaken through the Hosing Plan, the City concludes that existing uses will not impede additional residential development and all sites identified in this Housing Element are intended to demonstrate adequate sites to accommodate the RHNA.
Densities Appropriate for Accommodating Lower-Income Housing The capacity of sites that allow development densities of at least 30 units per acre are credited toward the lower-income RHNA, as allowed by State law. The California Government Code states that if a local government has adopted density standards consistent with the population-based criteria set by State law (at least 30 units per acre for Downey), HCD is obligated to accept sites with those density standards (30 units per acre or higher) as appropriate for accommodating the jurisdiction’s share of regional housing need for lower-income households. Land use designations with density ranges near the default density are considered appropriate to accommodate housing for moderate-income households.
Assembly Bill 1397
Consistent with updated Housing Element law (Assembly Bill 1397) related to the suitability of small and large sites, the lower-income sites inventory presented in this section is predominately limited to parcels between 0.5 and 10 acres in size, as HCD has indicated these size parameters best accommodate lower- income housing need. In this inventory, several sites comprising one or more parcels are less than one- half acre in size. These sites are included because the multiple parcels function as one site, such as a structure and its attached, surface, parking lot or a single structure located on multiple parcels. Small sites (less than one-half acre) meeting the default density standard are credited toward the moderate- 4-14 2021-2029 HOUSING ELEMENT
Responsible Party: Community Development Department, Planning Division Timeframe: Ongoing; as part of the entitlement review process, evaluate new projects for consistency with General Plan objectives as they relate to housing and RHNA obligations
PROGRAM 1.3: LAND USE POLICY CHANGES
Amend the General Plan Land Use Element to: 1) establish the Medium Density Residential designation density range at 18.0 to 40.0 units per acre, 2) establish a new Residential Overlay designation with a minimum density of at least 30 units per acre, and 3) ensure land use policy discussion reflects these two changes and direction to allow housing along specified corridors and within specified specific plan areas.
In the Zoning Code and/or Specific Plans:
o Amend regulations for the Medium Density (R-3) zone to allow up to 40 units per acre and adjust development standards accordingly.
o Amend the Zoning Code to include a Residential Overlay that allows a minimum density of 30 units per acre and allows residential development as a by-right use. Apply the Residential Overlay to all non-industrial properties located along commercial corridors identified in the sites inventory. Require a minimum density of 30 units per acre in residential and mixed-use developments.
o Amend the Stonewood Center, Downey Landing, and Florence/I-5 Specific Plans to allow housing at a density of at least 30 units per acre on properties identified in the sites inventory. For sites that are identified to meet the very low- and low-income RHNA shortfall, development standards in the Specific Plans will allow stand-alone residential uses and require that 50 percent of the total floor area of mixed-use projects have a residential use. As an option to amending the Specific Plans, the City may consider rescinding one or more of the plans and applying the appropriate residential zones or overlays to sites identified in the sites inventory needed to meet the RHNA shortfall. o Create a new zone and development standards to implement the General Plan Mixed- Use designation. Adopt standards that allow for a minimum density of at least 30 units per acre, including parking. For sites that are identified to meet the very low- and low- income RHNA shortfall, development standards will allow stand-alone residential uses and require that 50 percent of the total floor area of mixed-use projects have a residential use.
o To increase development opportunities, identify opportunities to apply the Mixed-Use zone to other locations for future mixed-use/residential development, while considering appropriate jobs/housing balance and fiscal impacts. Pursuant to AB 1397, amend the Zoning Ordinance to require by-right approval of housing development that include at least 20 percent of the units as housing affordable to lower-income households. These provisions will apply only to sites being used to meet the sixth cycle lower-income RHNA that were previously identified in the fourth and fifth cycle Housing Elements as housing sites. These “reuse” sites are specifically identified in the Housing Element appendix. o Identify and codify incentives to encourage development of residential uses in areas with the new Residential Overlay and Mixed-Use zone. Incentives will include deferring fees specifically for lot consolidation, providing flexible development standards such as setback requirements, reduced/adjusted parking options and increased heights, lot coverage or floor area ratio.
2021-2029 HOUSING ELEMENT 6-7
o Remove the Site Plan review for mixed use developments in the Downtown Downey Specific Plan. Require only an administrative review for stand-alone residential projects or commercial uses with a residential component.
o Revise residential developments standards including minimum lot area requirements and building height limits in the R-3 zoning district and minimum unit sizes for all residential development.
o Update development standards for multi-family projects to remove the Site Plan Review requirementand allow for this review to be completed administratively without discretionary approval.Currently, the SitePlan review only applies to developments in the R-3 zone and this action will remove that requirementfor all residential usesin the R-3 zone.
o Update off-street parking requirements for multi-familyunits tobetter reflect demonstrated need and take into account unit sizes (bedrooms).As part of the update, modify or remove garage requirements for multi-family units to ensure that parking is not a constraint, particularly for studio and one-bedroom units.
Resolve General Plan and Zoning Ordinance inconsistencies in residential land usedesignations.
Explore additional opportunities to expand residential development in the City, including, but not limited to, the Florence Avenue/I-5 Specific Plan (90-1).
Funding Source: General Fund
Responsible Party: Community Development Department, Planning Division Timeframe: Ongoing; Update of General Plan and Zoning Regulations and adoption of densities in the MDR/R-3 designation, mixed-use standards, and residential overlay for corridors and identified specific plan sites within three years of Housing Element adoption. Identification of additional mixed-use opportunity areas as part of a General Plan update.
PROGRAM 1.4: ACCESSORY DWELLING UNITS
Promote the development of accessory dwelling units (ADUs) by adopting an ADU ordinance that reflects current State law, including permit streamlining processes and fee assessment. Facilitate and encourage ADU development in Downey as follows:
Create a process to bring unpermitted ADUs up to code.
Consider reducing development fees for ADUs.
Create a one-stop assistance center for homeowners interested in developing an ADU. Establish a one-stop webpage on the City’s website to serve as a repository for ADU information including developments standards and requirements, fee estimated, information on ADU development through the provisions of Senate Bill 9.
Implement, and provide to interested homeowners, state architect standard plans, when released, to support ADU development and streamline the plan check process for ADUs.
Continue the City’s public outreach program to encourage ADU development, including advertising ADU development opportunities on the City’s website, in local newspapers, in local utility bills, and at various community centers, including the public library. Establish ADU office hours every other month to allow for one-on-one help to interested homeowners on an appointment basis.
6-8 2021-2029 HOUSING ELEMENT
APR
ngoing
s such, the
the
of the City’s
, a
issues
. Related
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ations for
s
Annual and o
;
ousing are noted and
n on the new source of
including those protected by the
,
Chapter 3 summarizes the fair housing
.
action items address both
/Metrics/Milestone Annual and ongoing; Apply for one
Annually evaluate (as part of
s
23 6-
Actions
Timeframe:Timeframe:
that all development applications are considered,
/
for or support applications for affordable housing
e
y
and quantifiable
process) the outcome of development applicaffordable or special needs housing funds for projects or programs that are consistent with the goals and objectives of the Housing Element.program per year.income protections regarding the use of Housing Choice Vouchers. Annually include in the City’s social media and website, multilingual versions of the Sources of Income Fact
Ensurreviewed, and approved without prejudice to the proposed residents, contingent on the development application’s compliance with all entitlement requirements.Metric/Appl Metric Conduct outreach and educatio
housing for all persons
s
Increase affordable housing opportunities:
The two identified fair housing issues are closely relatedmeaningful A. (displacement risk and disproportionate housing needprogram actions in other programs in this Hprogram details, measurable outcomes, and timeframe for implementation can be found under the referenced program.
fair housing and planning law
2029 HOUSING ELEMENT
-
2021
tate and federal
S
and zoning laws
Contributing Factors
fair housing opportunities and promote
s
Inadequate supply/production of affordable/special needs housingDisplacement of residents due to regional economic pressuresHigh land and development costs in the regionLand use Inadequate supply/production of affordable/special needs housingDisplacement of residents due to regional economic pressuresMedian gross rents lower than some more expensive areas of the region, such as West Los Angeles and the South BayLocation of environmental health hazards
1.2.3.4.1.2.3.4. and affirmatively further(Priority: High) s
AFFIRMATIVELY FURTHERING FAIR HOUSING
Priority
romote
(high, medium, low*)
2024 Analysis of Impediments to Fair Housing Choice. Program 5.2 includes the following summary of the issues, contributing factors, and -
Identified Fair Housing Issue and
Displacement risk due to regional economic pressure Disproportionate housing needs in areas with lower incomes and higher proportions of renters (Priority: High) PROGRAM 5.2: The City pCalifornia Fair Employment and Housing Act and any other issues and concerns in Downey based on research conducted as part of this Housing Element update and supplemented by findings2020the City’s actions in addressing these issues.
)
-
g new
Timeframe:
y December 2023,
; b
s
Metric/
and conduct one
protections
right residential development by
-
By December 2023, annually
;
/Metrics/Milestone one outreach effort per year, post once use Zone as a means of encouragin
-
right residential uses in the Residential overlay
-
Actions
source of income
commercial centers with Specific Plans. (see
the development of accessory dwelling units (ADUs
allowable development densities (and overall
Timeframe: e
se
family development for residents priced out of the
-
f Fair Employment and Housing. Provide information for ermitting by Sheet and FAQ made available by the California Department orental property owners and managers on the benefits of participation in the Housing Choice Voucher. Metric/per year on annually thereafter.least 2 affordable housing developers annually with a focus on City owned (fully or partially) sites Market 2 development sites per yearoutreach event per yearthereafter.capacity)in key zones in the City including a new residential overlay and mixedmultiownership market (see Program 1.3: Land Use Policy Changes)development by allowing residential development at key, underused Program 1.3: Land Use Policy Changes)pand commercial Specific Plan areas identified in Program 1.3 and by removing the Site Plan Review requirement for multifamily projects to allow for an administrative review without discretionary approval. (see Program 1.3: Land Use Policy Changes)by adopting an ADU ordinance that reflects current State Affirmatively marketing available development sites to at IncreaExpand opportunities for higher density residential Expand opportunity for byPromot
Contributing Factors
Priority
2029 HOUSING ELEMENT
-
(high, medium, low*)
2021
Identified Fair Housing Issue and 24
6-
Time
-
t the City
ch process (within
s
an RFP for development
right projects by
e des a development -
time home buyers including
-
ce and program to increase the
a list of local for profit and nonprofit
e
/Metrics/Milestone
owned land, issu
-
25 6-
Actions
discretionary review for by
the City’s website to post a list of resources and
owned properties that inclu
-
e
e
law, including permit streamlining processes and fee assessment. (see Program 1.4: Accessory Dwelling Units)inclusionary housing ordinanCity’s stock of affordable housing. (see Program
1.6: Inclusionary Housing)developed on Cityon Cityagreement to secure an affordability component within three years of Housing Element adoption (following General Plan and Zoning update). (see Program 2.3: Affordable Housing Development Incentives)developers and lenders/finance programs for property owners interested in developing housing; Consultation with local developers (including nonprofit developers) as part of the General Plan and zoning update outrea1 to 2 years). (see Program 2.4: Affordable Housing Technical Assistance)regional agencies assisting firsteligibility requirements, provide the list at City facilities, on the City’s social media pages, and to community organizations within one year. (see Program 2.6: FirstHome Buyer Assistance)adopting objective design standards to ensure thacan provide local guidance on design and standards as allowed by State law. (Program 3.3: Objective Design Standards) Study and, if shown to be appropriate for Downey, adopt an If no projects with affordability components have been Within 1 year compilUpdatRemov
2029 HOUSING ELEMENT
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2021
Contributing Factors
Priority
(high, medium, low*)
Identified Fair Housing Issue and
by
to
.
. (see
the
,
annually
ners to rent to
s
. Expand incentives
Homeless Incentive
additional participation
year
-
Coordinate with the LACDC
.
Support
during the planning period
by 5%
19 Pandemic Rental And Mortgage
20% by 2029. Ensure use of HCV in high
-
/Metrics/Milestone
risk:
households suffering from income loss due to
holders
Actions
19 pandemic
to establish a baseline number of landlords that
-
HCV
. Evaluate participation changes and the geographic
eligible
-
Homeless Incentive Program run by LACDA, which
ial needs housing within one
of units affordable to the same or lower income level as a condition of any development on a nonvacant site identified in the Housing Element Program (see Program 1.8: Replacement of Units On Sites)community and encourage rental property owHousing Choice Voucher holders. Send an annual notice to all multifamily property owners in Downey about participation in the HCV program including available incentives from the LACDC. Increase landlord participation in the HCV program by opportunity areas. Increase use of available HCV in high opportunity areas by 25%. in theprovides financial support for property owners who rent homeless April 2023have registered to participate in the HCV programnumber of HCV by Census tract, and the number of property owners that have participated in the Programdistribution of HCV by opportunity designationincomethe COVIDProgram 2.11: CovidAssistance)specavailable to senior housing to all special needs housing types, including reduced parking standards and unit sizes, increased Address potential displacement by requiring the replacement Support additional Housing Choice Vouchers in the Provide financial assistance including rental assistance to 300 Establish a list of regulatory and/or financial incentives for
Address displacement
B.
Contributing Factors
Priority
2029 HOUSING ELEMENT
-
(high, medium, low*)
2021
Identified Fair Housing Issue and 26
6-
and
2024.
-
-
:
Risk Units)
-
income
-
strategies
quarters of the
profit housing
s
-
-
see Program 2.9:
(
rehabilitation needs,
Assist in the development
based
-
income persons through the Code
/placed
-
Preserve 195 units of affordable
/Metrics/Milestone
27 6-
Actions
and moderate
the Residential Overlay is in high resources areas.
income households annually through grant
n buyers of existing subsidized low
-
-
affordable housing units by providing technical
(see Program 2.1: Special Needs Housing)
e
,000 low
height allowances, and maximum lot coverage. Provide additional regulatory incentives and concessions to projects targeted for special needs groups.of 2 special needs housing developments during the planning period. assistance to owners, tenants, and noncorporatiohousing complexes to extend subsidy contracts and/or find government financing (e.g., HOME funds) for acquisition of affordable rental units.housing through the planning period.Monitor And Preserve Affordable Housing And AtThrough the Residential Overlay. Threeacreage inThe City will target 50% of new affordable/lower income units in higher resources areas.that targets areas of concentrated results in repairs, and mitigates potential cost, displacement, and relocation impacts on residents. Continue code enforcement referrals of property owners with compliance needs to housing staff for rehabilitation assistance. Assist 4Enforcement program (500 persons annually) 2020(see Program 4.1: Code Enforcement)moderate
PreservCreate new housing opportunities in higher need areas. Continue the City’s proactive code enforcement program Provide housing rehabilitation assistance to 20 low
C. Address disproportionate need
2029 HOUSING ELEMENT
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Contributing Factors
Priority
(high, medium, low*)
Identified Fair Housing Issue and
ng
a variety of
and one
s income households
-
omic development plans
Conduct public meetings at
.
.
income homeowners who have
opportunity neighborhoods.
-
-
per year
/Metrics/Milestone
project
Actions
to employ a wide variety of media and methods to
e
stance of up to $35,000 to very low
assito address code enforcement violations and health and safety concerns, and to complete exterior painting or refunds of 50 or 80 precent to lowcompleted property, structural, and energy and/or water conservation improvements. (see Program 4.2: Housing Rebate And Grant Program).poverty for investment in rehabilitation, parks, transit, and active transportation.
Ensure econreflect the needs of lowerMetric/Timeframe: Establish a priority list of investment projects in high need areas (based on factors such as DAC designation, proportion of low/moderate income households, and opportunity index scores) by December 2023. Complete one priority investment project rehabilitationfederal housing programs and fair housing law. Maintain referral information on the City’s web site and atother locations such as community and senior centers, local social service offices, social media, via email, and at other public locations including City Hall and the library. Conduct four fair housing workshops per year as part of fair housiworkshops by the Fair Housing Foundation and other housing related events. Assist at least 290 Downey residents annually (see Program 5.1: Fair Housing)notify the public of important housing decisions and opportunities to provide inputsuitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide Pursue funding and target neighborhoods of concentrated Provide information to the public on various state and Continu
Contributing Factors
Priority
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-
(high, medium, low*)
2021
Identified Fair Housing Issue and 28
6-
.
er
Downey
and
. unity in
g.
(see Program 5.3:
s
.
Ongoin
accessibility
.
and contributing factors
through
issues
opt an Environmental Justice Element
Expand access to community meetings
Ad
/Metrics/Milestone Update the AI in 2025 and address
(physical or language)
29 housing
mplement the Analysis of Impediments to Fair
6-
I
Actions
steps that can be taken to address Census Tracts
fair in the Housing Element
ber 2024
Timeframe:
50 residents annually
Decem
environmental hazards:
interpretation and translation services when requested at public meetings. Prioritize community and stakeholdengagement during controversial development decisions. Metric/Timeframe:
foraccommodationsOutreach) identifying with a “Disadvantaged Community” designationenvironmental issue identification and actions. Metric/by Housing Choice and HUD Consolidated Plan Metric/Timeframe: identifiedidentified
Adopt an Environmental Justice Element with a focus on Update and
Address
D.
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above.
items
Contributing Factors
ion of contributing factors giving highest priority to those factors that most affect fair housing choice or access to opport GeneralCommunity Development Department, Housing DivisionVaries by action item, see actionPromote and affirmatively further fair housing opportunities for all persons.
Priority
(high, medium, low*)
Identified Fair Housing Issue and
* State law requires that prioritizat
Funding Source:Responsible Party:Timeframe:Objective: