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Home My WebLink AboutAttachment L - Olson Density Analysis1 Irma Huitron From:John Reekstin <jreekstin@theolsonco.com> Sent:Tuesday, February 13, 2024 4:16 PM To:Irma Huitron Cc:Steven Armanino; John Reekstin Subject:Current Development Rights for 7630 Foster Bridge Attachments:20240213160559653.pdf Hello Irma - attached in a cover letter and attachment letter detailing our analysis of the residential development rights of the property under its current land use and zoning designation. Our intent is to demonstrate that Olson's proposed development is consistent with the residential density currently permitted by right under State Density Bonus and Accessory Development Unit law. Thanks so much for your consideration of this information. John John Reekstin Senior Vice-President/Community Development The Olson Company 562-331-9358 DISCLAIMER: Information in this message and its attachments may be privileged or confidential. It is for the exclusive u se of the intended recipient(s). If you are not one of the intended recipients, you are hereby informed that any use, disclosure, distribution, and/or copying of this information is strictly prohibited. If you receive this message in error, please notify the sender immediately and delete all copies of this message. We recommend that you scan your incoming Emails. We cannot accept responsibility for any transmitted viruses. RECEIVED FEB 1 3 2024 COMMUNITY DEVELOPMENT February 12, 2024 Ms. Irma Huitron Director of Community Development City of Downey Community Development Dept. 1 1 1 1 1 Brookshire Avenue Downey, California 90241 Re:7360 Foster Bridge Boulevard – 33 Unit Condominium Development (PLN 23- 00035/Vesting Tentative Tract Map No. 84168, General Plan Amendment, Zone Change, Site Plan Review, Density Bonus) Dear Irma: The following is a summary of our understanding of the land use rights for the property located at 7360 Foster Bridge Boulevard based on the current General Plan and zoning designation. The following City Municipal Code-compliant density analysis utilizes State Density Bonus Law (SDBL) and Accessory Dwelling Unit (ADU) law demonstrating that up to 52 dwelling units would be permitted without the need for a General Plan Amendment or zone change. In addition, as you may be aware AB 1287 was recently enacted by the State allowing the “stacking” of density bonuses given the provision of the required percentage of affordable units, which could potentially yield a significant number of additional units on the subject site. The gross lot area of the site is 56,029 square feet. Per SDBL, gross lot area is used for density calculations. Maximum allowable density pursuant to SDBL “... means the greatest number of units allowed under the zoning ordinance, specific plan, or land use element of the general plan, or, if a range of density is permitted, means the greatest number of units allowed by the specific zoning range, specific plan, or and land use element of the general plan applicable to the project.” The Land Use Element of the GeneraI Plan provides a density of 8.9 dwelling units per acre and this is also confirmed with the Housing Element. Even though the R-1 density is one du/6,000 sf, as stated above, when using SDBL, the greatest amount of units allowed either of the General Plan or zoning is used. Here, the project would have at least ten percent moderate income units pursuant to the requirements of the City’s Inclusionary Housing Ordinance, yielding a five percent density bonus. The 56,029 sf gross lot area translates to approximately 1.286 acres. Multiplied by 8.9 dwelling units per acre this equals a base density of 11.45 dwelling units rounded to 12 dwelling units as the base density as pennitted under SDBL. With a five percent moderate income density bonus added to 11.45 dwelling units for ten percent moderate income units, this equals 12.02 dwelling units. Since SDBL rounds up, this equals 13 dwelling units. 3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770 RECEIVED FEB 1 3 2024 HI,PFXFI!!!EFIITY DEV.ELOPMNT yI one ADU and one Junior ADU (“JADU”) per dwelling unit. Applying this, the project site would accommodate 39 dwelling units. Further, in addition to the one ADU and JADU state law permits one additional detached ADU per single-family residence. This would result in 13 additional ADUs for a total of 52 dwelling units, 3/4 of which would be rental units – all using the current greatest amount of density permitted under the City’s General Plan applicable to the site. The total parking requirement under this scenario would be 33 spaces, per SDBL (2.5 spaces per single-family unit) and ADU law (no additional parking required). See the below chart for a summary of this scenario. I„ ,dditi,„ t, thes, dw,lli„, „„it,. G„/„.m,„t c,d, s„ti,. 65852.2r,+W® Parking Requle For-Sale / Rental # UnitsBuildin 13 34For-SaleSFD Attached ADU Rental 13 0 13JADU 0Rental RentalDetached ADU 13 0 TOTAL:52 34 Should you have any questions or would like to discuss prior to the Planning Commission hearing on the Project, please feel free to reach out to me directly. Sincerely, Senior Vice-President, Community Development The Olson Company 3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770 RECEIVED FEB 1 3 2024 COMMUNITY DEVELOPMENT February 13, 2024 Ms. Irma Huitron Director of Community Development City of Downey Community Development Dept. 1 1111 Brookshire Avenue Downey, California 90241 Re:7360 Foster Bridge Boulevard -- 33 Unit Condominium Development (PLN 23- 00035/Vesting Tentative Tract Map No. 84168, General Plan Amendment, Zone Change, Site Plan Review, Density Bonus) Dear Irma: Attached we have provided an analysis of the current development rights for 7360 Foster Bridge Boulevard under State Density Borius Law (SDBL) and Accessory Dwelling Unit (ADU) law that would not require any change to the General Plan designation or zoning for the site. We are providing this information to demonstrate that Olson’s proposed development, although requiring a General Plan Amendment and zone change, is consistent with the number of residential units permitted under State law based on the site’s current land use and zoning designations. As you know, with the much-appreciated assistance of staff, Olson is proposing a well-designed community that is significantly less dense and much better parked than what is permitted by law under the existing land use designations for the property. In fact, the 52-unit development plan outlined in the attached letter only requires the provision of 33 parking spaces, while Olson’s proposed 33-unit townhome community provides a total of 71 parking spaces. In addition, as you may be aware AB 1287 was recently enacted by the State allowing the “stacking” of density bonuses given the provision of the required percentage of affordable units, which could potentially yield a significant number of additional units on the subject site. We appreciate staffs willingness to review the attached letter as you prepare the staff report for the Public Hearing with the Planning Commission and incorporation of your conclusions related to the analysis as you deem appropriate. Please let me know if I can provide any further information that would be helpfbl to you. S J:hn Reekstin Senior Vice-President, Community Development The Olson Company 3010 Old Ranch Parkway Suite 100; Seal Beach, CA 90740-2751; (562) 596-4770 1 Irma Huitron From:John Reekstin <jreekstin@theolsonco.com> Sent:Tuesday, February 27, 2024 9:08 AM To:Irma Huitron Cc:Alfonso S. Hernandez; Steven Armanino; John Reekstin Subject:SB 4 - Potential Use of Foster Bridget Property Good morning Irma – in addition to the information previously sent re: the potential incorporation of ADU and JADU units if the property is developed under the current General Plan land use designation, we are also providing the below summary of the potential development of the site, by right, under the provisions of SB 4 since the property is currently owned by a religious institution. Please let me know if you have any questions or need further information. Have a great day. John John Reekstin Senior Vice-President/Community Development The Olson Company 562-331-9358 Assuming the project meets all the qualifying criteria, such as no one living there now, no earthquake fault, no industrial uses, no floodway/flood zone, etc., and there is a deal with the church (which obviously there is), and the project would be 100 percent affordable (low income with up to 20 percent moderate income, and up to five percent housing for the church), the base density is up to 30 du/ac since this is the density that the City uses to accommodate low income housing (Gov’t Code Section 65913.16(j)(1)(A)). The site consists of approximately 56,029 sf, or 1.286 acres. At 30 d u/ac this equals 38.58 du for the project site, rounded to 39 du. The project site is eligible for density bonus even though it is on SFR zoned land (Gov’t Code Section 65913.16(j)(1)(C). Let’s say there would be 15 percent (i.e., six units) VLI for a 50 percent density bonus, this would equal 20 more units for 59 du. And if there were an additional 15 percent (i.e., six units) moderate income, the stacked density bonus would allow 79 du. As a result, there could be 79 dwelling units with only six VLI and six moderate income units. This density does not include any potential accessory dwelling units. With respect to other development standards, SB 4 allows one story in height above the height limit in district (but also subject to SDBL waivers and incentives that could allow more height to accommodate the density) (Gov’t Code Section 65913.16(j)(1)(A)). For parking, there needs to be at least one parking space per dwelling unit (Gov’t Code Section 65913.16(k)), and there could be State Density Bonus Law waivers, incentives or additional parking relief. An SB 4 project is exempt from CEQA (Gov’t Code Section 65913.16(l)(7)). It is also by-right (Gov’t Code Section 65913.16(h)). DISCLAIMER: Information in this message and its attachments may be privileged or confidential. It is for the exclusive use of the intended recipient(s). If you are not one of the intended recipients, you are hereby informed that any use, disclosure, distribution, and/or copying of this information is strictly prohibited. If you receive this message in error, please notify the sender immediately and delete all copies of this message. We recommend that you scan your incoming Emails. We cannot accept responsibility for any transmitted viruses.