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HomeMy WebLinkAbout4. PLN-12-00282 - General Plan AmendmentSTAFF REPORT DATE: MAY 1, 2013 TO: PLANNING COMMISSION FROM: BRIAN SAEKI, DIRECTOR OF COMMUNITY DEVELOPMENT DAVID BLUMENTHAL, SENIOR PLANNER SUBJECT: PLN-12-00282 (GENERAL PLAN AMENDMENT) – A REQUEST TO AMEND THE HOUSING ELEMENT OF THE GENERAL PLAN FOR THE 2014-2021 PLANNING PERIOD. LOCATION: CITYWIDE ZONING: VARIOUS REPORT SUMMARY The City’s General Plan is a policy document that is intended to guide the future physical development of the City. The General Plan contains seven mandatory elements, one of which is the Housing Element. Pursuant to State housing law, the City is now required to update the Housing Element for the 2014-2021 planning period. This includes setting policies for the development of new housing, the preservation of existing affordable housing, and the maintenance of the existing housing stock in the City. In addition to the aforementioned policies, the Housing Element demonstrates how the City can meet its Regional Housing Needs Assessment (RHNA) allocation for the 2014-2021 per iod, as well as its unmet needs carried over from the 2008-2014 period. Based on the analysis contained within this report, staff is recommending the Planning Commission adopt the following titled resolution: A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY RECOMMENDING THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION AND APPROVE AN UPDATE TO THE HOUSING ELEMENT OF THE GENERAL PLAN (PLN-12-00282). The General Plan Amendment requires City Council approval. As such, the Planning Commission’s role is to review the request and make a formal recommendation to the City Council. Upon the Planning Commission taking an action on the request, staff will schedule the matter for a public hearing before the City Council. BACKGROUND The General Plan is a policy document that is intended to be a blueprint to guide the long-term physical development of the City. In the State of California, all counties and cities are required to maintain a General Plan to ensure that competing interests and the needs of the community fit together and are well balanced. State law provides that there are seven (7) mandatory elements that each jurisdiction shall have in their General Plan. This includes a Land Use Element, a Circulation Element, a Housing Element, a Conservation Element, an Open Space PLANNING DIVISION CITY OF DOWNEY, CALIFORNIA Element, a Noise Element, and a Safety Element. General Plans analyze a “build out” date that is 20-25 years from their adoption date; however, t hey are typically updated every 15-20 years. In January 2005, the City of Downey adopted its fourth general plan (the previous three were adopted in 1963, 1973, and 1992), which is meant to guide growth in the city until 2025. As part of this process, all of the elements were updated, with exception to the Housing Element. The Housing Element is adopted as a stand alone element (see discussion below). The City’s General Plan contains the seven mandatory elements, as well as, a design element and an economic development element. As previously noted, all the elements of the General Plan were updated in 2005, except the Housing Element. The Housing Element is maintained as a stand-alone document due to its shorter lifespan than the other elements of the General Plan. The State of California requires more frequent updates to this element to accommodate the ever changing housing needs of the residents of the state. The City’s current Housing Element was adopted in January 2010 and is intended to cover the 2008-2014 planning period. Inasmuch as the lifespan for the current housing elements is concluding next year, all jurisdictions within the Southern California Association of Governments (SCAG) region are now required to update their housing element for the 2014-2021 planning period. It should be noted that this new planning period coincides with the SCAG’s Regional Transportation Plan (RTP) and Sustainable Communities Strategy (SCS). In order to meet the public participation requirements for the housing element updates, the City Council and Planning Commission conducted community workshops on the Housing Element on November 27, 2012 and December 19, 2012, respectively. Even though public notice of the workshops was published in the Downey Patriot , posted on the City’s website, posted on the public information monitor in city hall, and sent to various stakeholders (38 stakeholders), there was no public comment at either of the workshops. On April 3, 2013, in compliance with the California Environmental Quality Act, a Notice of Intent to Adopt a Negative Declaration was posted at the Los Angeles County Recorder’s office in Norwalk. Additionally, on April 4, 2013, notice of the pending General Plan Amendment was published in 1 th the Downey Patriot as a / page ad. 8 On April 17, 2013, during a regularly scheduled meeting of the Planning Commission, staff distributed draft copies of the Housing Element to the Planning Commission. Copies for public review were also made available on the City’s website, the Planning Counter within City Hall, and the Reference Desk at the City Library. DISCUSSION/ANALYSIS As previously noted, the Housing Element is one of seven mandated general plan elements. Notwithstanding this commonality, it is unique from the other elements as it is the only element that is subject to detailed statutory review by a State agency, the California Department of Housing and Community Development (HCD). Due to this additional review, the pr ocess for updating the Housing Element is slightly different than any other General Plan Amendment. The sequence for the Housing Element is as follows: Planning Commission City Council State HCD Public Hearing Public Hearing Review ( recommendation ) ( approval ) ( certification ) General Plan Amendment (PLN-12-00282) – Housing Element May 1, 2013 - Page 2 All updated Housing Elements for jurisdictions within the SCAG region are required to be certified by HCD no later than October 15, 2013. Failure to obtain certification can result in the loss of State and Federal housing aids and grants, as well as, a new mandatory four year housing element cycle instead of the current eight year cycle. The new Housing Element is broken into the following: 1) Introduction, 2) Housing Plan, 3) Quantified Objectives, 4) Housing Profile, 5) H ousing Constraints, 6) Housing Resources, and 7) Progress Report. A discussion of each follows: 1. Introduction – The introduction chapter provides the background on the Housing Element. This includes information about the city from a historical perspective and the current demographics, including a discussion on the city’s housing stock. Additionally, the introduction chapter provides information on housing element law, organization of the element, and public participation in preparing the element. 2. Housing Plan – Chapter 2 contains the long-term housing goals of the city. The Housing Plan also sets the policies and programs needed to achieve the goals. This includes a total of five goals with 19 policies to achieve those goals and 21 individual programs that implement the policies. A listing of the goals and their corresponding policies can be found later in this report. 3. Quantified Objectives – The quantified objectives chapter estimates the number of affordable housing opportunities that will be created during the planning period. This includes new construction, rehabilitation of existing units, and conservation of existing affordable units. Based on the analysis contained in this chapter, the City can anticipate that 1,457 units may be constructed, rehabilitated, or preserved during the eight year planning period. 4. Housing Profile – Chapter 4 contains an assessment of the housing needs of the community. To conduct this assessment, the housing profile includes a detailed discussion on demographic, socio-economic, and housing characteristics of the City. 5. Housing Constraints – Chapter 5 discusses potential constraints to development, maintenance, and improvement of the housing stock in the city. This can include governmental constraints (zoning requirements, fees, and building codes), non- governmental constraints (construction cost, land cost, and financing), and environmental constraints (seismic hazards, fire hazards, and flooding). 6. Housing Resources – The housing resource chapter demonstrates available resources to meet the City’s housing goals. This includes land, financial, and administrative resources. Part of this chapter contains an ex amination of the City of Downey’s fair share allocation of the Regional Housing Needs Assessment (RHNA) and an analysis of sites that could be utilized to meet the RHNA allocation (a discussion of the RHNA is contained later in this report). It is important to note that the site inventory within the element is not meant to be a list of actual or potential housing projects; instead it is a list of sites that could accommodate housing in the future. 7. Progress Report – The final chapter of the Housing Element is a brief description and current status of the programs contained in the 2008-2014 Housing Element. This analysis is important for the city to show what programs it has had successes with and what programs should be reconsidered. General Plan Amendment (PLN-12-00282) – Housing Element May 1, 2013 - Page 3 Regional Housing Needs Assessment One of the key factors of the Housing Element is the City’s allocation of the Regional Housing Needs Assessment (RHNA). HCD is responsible for determining the existing and future housing needs for every regional government in the State. Downey is within the SCAG region, who determines each city’s fair share allocation of the regions total housing need. These housing units are broken into four income categories: very low, low, moderate, and above- moderate. The City of Downey’s RHNA a llocation for the 2014-2021 planning period is as follows: Very Low Low Moderate Above-Moderate Total 210 (26%) 123 (15%) 135 (17%) 346 (42%) 814 2014-2021 RHNA Allocation In addition to the 2014-2021 allocation, the city also has unmet needs from the 2008-2014 RHNA period. Pursuant to AB 1233 (Chapter 614 of the Statutes of 2005), the city must carry over any un-accommodated units from the previous planning period. For the 2008-2014 planning period, the city was allocated 1,108 total units, in which we heavily relied on a proposed mixed use development on the Downey Studios site to accommodate the need. Unfortunately, the mixed use development was abandoned by the developer in lieu of the Tierra Luna commercial development. As such, the Ci ty did not complete the zoning changes necessary to meet its fair share of the housing needs for the 2008-2014 period. According to AB 1233, the city is required to conduct an analysis of the units that were provided for through new construction and/or through being within the proper zone. The remaining units are then carried over from the 2008-2014 planning period to the 2014-2021 planning period. The AB 1233 analysis is as follows: Very Above Low Moderate Total Low Moderate 2008-2014 RHNA 277 174 187 470 1,108 2008-2014 Units Accommodated by 9 55 1 125 190 Credits 2008-2014 Units Accommodated by 0 0 186 345 531 Sites Appropriately Zoned Subtotal 268 119 0 0 387 2014-2021 RHNA 210 123 135 346 814 TOTAL 478 242 135 346 1,201 AB 1233 Analysis As noted in the AB 1233 analysis above, for the 2014-2021 the city must be able to accommodate a total of 1,201 new units. This includes the 814 RHNA allocation plus 387 units carried over from the 2008-2014 planning period. It is important to note that the City is not required to build the 1,201 units, just show that there are sufficient properties and densities available to accommodate the units. As part of the housing element, a detailed site inventory was prepared. This inventory looked at available residential properties, second unit development areas, and opportunity sites in the Downtown Downey Specific Plan. Based on this inventory, the potential exists to construc t 1,383 new units across the varied income levels (see table below). These units can be accommodated under current zoning standards, which mean the City will not be subject to an AB 1233 review when the element is updated again. A summary of the available sites inventory is below: General Plan Amendment (PLN-12-00282) – Housing Element May 1, 2013 - Page 4 Very Above Low Moderate Total Low Moderate R-1 Zoned Parcels 0 0 0 144 144 R-3 Zoned Parcels 0 0 135 135 270 Second Unit Overlay 0 117 117 0 234 Downtown Downey Specific Plan 478 125 0 132 735 TOTAL 478 242 252 411 1,383 Available Sites Summary Goals, Policies, and Programs As with all elements of the General Plan, the Housing Element is meant to provide specific goals that the City wishes to accomplish and set policies into place to accomplish those goals. Accordingly, staff is recommending the following goals and polices be adopted with the element: Goal 1: Preserve and Improve Existing Housing Policy 1.1: Monitor and enforce building and property maintenance code standards in residential n eighborhoods. Policy 1.2: Promote the repair, revitalization, and rehabilitation of residential structures which have fallen into d isrepair. Policy 1.3: Promote increased awareness among property owners and residents of t he importance of property maintenance to long-term housing values and neighborhood quality. Policy 1.4: Provide a high quality of services to maintain the appearance of neighborhoo ds and quality of life of residents. Policy 1.5: Pursue comprehensive neighborhood preservation strategies for portions of the commun ity that need reinvestment. Goal 2: Encourage a variety of housing types to meet the existing and future needs of City residents. Policy 2.1 : Provide adequate sites and zoning to encourage and facilitate a range of housing to a ddress the regional fair share allocation. Policy 2.2: Encourage infill development and recycling of land to provide adequate residential sites. Policy 2.3: Facilitate and encourage the development of affordable housing for seniors, large familie s, and other identified special housing needs. Policy 2.4: Assist private and nonprofit developers in providing affordable housing to low-income residents and special needs groups. Goal 3: Provide Housing Assistance Where Needed Policy 3.1: Use public financial resources, as feasible, to support the provision of housing for lower income household s and special needs groups. Policy 3.2: Provide rental assistance to address existing housing problems and provide nce to expand housing opportunities. homeownership assista Policy 3.3: Support the conservation of mobile home parks, government-subsidized housing, an d other sources of affordable housing. Policy 3.4: Further public-private partnerships to develop, rehabilitate and maintain affordable h ousing. General Plan Amendment (PLN-12-00282) – Housing Element May 1, 2013 - Page 5 Goal 4: Remove Governmental Constraints Policy 4.1: Review development fees annually to ensure that fees and exactions do not unduly constrain the pro duction and maintenance of housing. Policy 4.2: Provide for streamlined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production. Policy 4.3: Utilize density bonuses, fee reductions, or other regulatory incentives to minimize the effect of g overnmental constraints. Policy 4.4: Utilize the Housing Authority as a tool to provide sites and assist in the developmen t of affordable housing. Goal 5: Promote Equal Housing Opportunities Policy 5.1: Encourage the use of barrier-free architecture in new housing developmen ts. Policy 5.2: Provide Fair Housing Services. State of California General Plan law requires that all policies contained within any specific element of the General Plan shall be consistent with the other policies of the General Plan. Staff has reviewed these policies and believes that they area internally consistent with the rest of the General Plan. ENVIRONMENTAL ANALYSIS In accordance with the provisions of the California Environmental Quality Act (CEQA), staff has prepared an Initial Study for a Negative Declaration of Environmental Impacts (attached). During this analysis staff looked at potential impacts from air quality, traffic, noise, and geology among others. It was found that existing codes and the existing mitigation measures found in the General Plan Mitigation Monitoring Program, which apply to all projects within the city, already reduce any potential impact to a level that is below significance. As a result of the analysis contained in the Initial Study, it is staff's opinion that the proposed project will not have a significant effect on the environment resulting in the recommended Negative Declaration. FINDINGS In order to approve the General Plan Amendment the following findings must be adopted: 1. That the proposed General Plan Amendment is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. The proposed General Plan Amendment is to update the Housing Element of the General Plan in compliance with State Law. This element sets the goals, policies, and programs to encourage construction of new residential units, preservation of the existing housing stock, and the conversation of existing affordable units within the City of Downey. Based on the analysis within the Housing Element, this can be accomplished within the existing zoning and land use designations. Staff has reviewed all the proposed goals, policies, and programs contained within the Housing Element, and is of the opinion that they are consistent with the goals, policies, and programs of the other elements of the General Plan. General Plan Amendment (PLN-12-00282) – Housing Element May 1, 2013 - Page 6 2. That the proposed General Plan Amendment will not adversely affect surrounding properties or the surrounding environment. The Housing Element is a policy document that sets strategies for the production and maintenance of housing stock across at various income levels. The element contemplates providing all the housing with in the existing development standards (no rezoning or development standard changes are being proposed). It is staff’s opinion that full implementation of the Housing Element will not create an adverse affect on properties within the City. Furthermore, an Initial Study of Environmental Impacts was prepared pursuant to the requirements of the CEQA. This Initial Study concluded that adoption of the Housing Element will not create a significant adverse impact to the environment and surrounding community. 3. That the proposed General Plan Amendment promotes the public health, safety, and general welfare. The Housing Element contains several policies and programs that will support the improvement and upkeep of the existing housing stock in the city. Furthermore, the element provides policies and programs to in crease the affordable housing opportunities within the City. Staff believes that the goals, policies, and programs contained within the Housing Element will support the overall goal to providing quality and affordable housing to the residents of the City. Staff further believes that by providing quality affordable housing the City is able to protect the public health, safety, and welfare within the city and surrounding area. 4. That the proposed General Plan Amendment will not conflict with provisions of the zoning code, including the City’s subdivision ordinance. The Housing Element is a policy document that sets strategies for the production and maintenance of housing stock across all income levels. The element contemplates providing all the housing within the existing development standards (no rezoning or development standard changes are being proposed). As such, the adoption of the Housing Element will not create conflicting pr ovisions in the zoning code. CORRESPONDENCE As of the date that this report was printed, staff has not received any correspondence commenting on the Housing Element, however, staff is including the letter received from HCD noting that the element complies with state housing law. CONCLUSION Based on the data in this report and the Housing Element, staff is concluding that adoption of an update to the Housing Element of the General Plan is consistent within the other General Plan Elements. Staff is further concluding that the new Housing Element will provide guidance on housing production and affordable housing in the city for the next eight years. Finally, staff is concluding that the General Plan Amendment will not result in a significant impact to the environment and that all four findings needed to adopt the General Plan Amendment can be made in a positive manner. As such , staff is recommending that the Planning Commission recommend that the City Council adopt the Negative Declaration and approve the General Plan Amendment (PLN-12-00282). General Plan Amendment (PLN-12-00282) – Housing Element May 1, 2013 - Page 7 RESOLUTION NO. __________ A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY RECOMMENDING THE CITY COUNCIL ADOPT A NEGATIVE DECLARATION AND APPROVE AN UPDATE TO THE HOUSING ELEMENT OF THE GENERAL PLAN (PLN-12-00282). THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS: SECTION 1 . The Planning Commission of the City of Downey does hereby find, determine and declare that: A. All cities and counties in the SCAG region are required to obtain certified housing elements for the 2014-2021 planning period no later than October 15, 2013. and the City of Downey desires to comply with this deadline ; and, B. On November 27, 2012 and December 19, 2012, the City Council and Planning Commission respectively conducted community workshops on the proposed Housing Element to allow for public participation on the preparation of the element; and, C. On April 3, 2013, in compliance with the California Environmental Quality Act, a Notice of Intent to adopt a Negative Declaration was posted at the Los Angeles County Recorder’s office in Norwalk. Additionally, on April 4, 2013, notice of the 1 th pending general plan amendment was published in the Downey Patriot as a / 8 page ad; and, D. The Planning Commission held a duly noticed public hearing on May 1, 2013, and after fully considering all oral and written testimony and facts and opinions offered at the aforesaid public hearings, adopted this resolution. SECTION 2 . The Planning Commission further finds, determines and declares that after preparing an Initial Study in compliance with the requirements of the California Environmental Quality Act, which found that there would be no significant environmental impacts created by the proposed code amendment, a Negative Declaration was prepared. Based on its own independent judgment that the facts stated in the initial study are true, the Planning Commission herby finds that the approval of the general plan amendment (PLN-12-00282) will not have any potential negative environmental impacts. SECTION 3 . Having considered all of the oral and written evidence presented to it at said public hearings, the Planning Commission further finds, determines and declares that: 1. That the proposed General Plan Amendment is consistent with all other goals, policies, programs, and land uses of applicable elements of the General Plan. The proposed General Plan Amendment is to update the Housing Element of the General Plan in compliance with State Law. This element sets the goals, policies, and programs to encourage construction of new residential units, preservation of the existing housing stock, and the conversation of existing affordable units within the City of Downey. Based on the analysis within the Housing Element, this can be accomplished within the existing zoning and land use designations. After a review all the proposed goals, policies, and programs contained within the Housing Element, it has been determined that they are consistent with the goals, policies, and programs of the other elements of the General Plan. Resolution No. ___________ Downey Planning Commission 2. That the proposed General Plan Amendment will not adversely affect surrounding properties or the surrounding environment. The Housing Element is a policy document that sets strategies for the production and maintenance of housing stock across at various income levels. The element contemplates providing all the housing within the existing development standards (no rezoning or development standard changes are being proposed). The full implementation of the Housing Element will not create an adverse affect on properties within the City. Furthermore, an Initial Study of Environmental Impacts was prepared pursuant to the requirements of the CEQA. This Initial Study concluded that adoption of the Housing Element will not create a significant adverse impact to the environment and surrounding community. 3. That the proposed General Plan Amendment promotes the public health, safety, and general welfare. The Housing Element contains several policies and programs that will support the improvement and upkeep of t he existing housing stock in the city. Furthermore, the element provides policies and programs to increase the affordable housing opportunities within the City. The goals, policies, and programs contained within the Housing Element will support the overall goal to providing quality and affordable housing to the residents of the City. Furthermore, by providing quality affordable housing the City is able to protect the public health, safety, and welfare within the city and surrounding area. 4. That the proposed General Plan Amendment will not conflict with provisions of the zoning code, including the City’s subdivision ordinance. The Housing Element is a policy document that sets strategies for the production and maintenance of housing stock across all income levels. The element contemplates providing all the housing within the existing development standards (no rezoning or development standard changes are being proposed). As such, the adoption of the Housing Element will not create conflicting provisions in the zoning code. SECTION 4 . Based upon the findings set forth in Sections 1 through 3 of this Resolution, the Planning Commission of the City of Downey hereby recommends that the City Council adopt the Negative Declaration and appr ove the General Plan Amendment (PLN-12- 00282), thereby adopting an update to the Housing Element of the General Plan for the 2014- 2021 planning period. General Plan Amendment (PLN- 12-00282) – Housing Element May 1, 2013 - Page 2 Resolution No. ___________ Downey Planning Commission SECTION 5 . The Secretary shall certify the adoption of this Resolution. st PASSED, APPROVED AND ADOPTED this 1 day of May, 2013. Louis Morales, Chairman City Planning Commission I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning th Commission of the City of Downey at a regular meeting thereof, held on the 17 day of April, 2013, by the following vote, to wit: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: ABSTAIN: COMMISSIONER: Mary Cavanagh, Secretary City Planning Commission General Plan Amendment (PLN- 12-00282) – Housing Element May 1, 2013 - Page 3 ×Ò×Ì×ßÔ ÍÌËÜÇ ÚÑÎ ÒÛÙßÌ×ÊÛ ÜÛÝÔßÎßÌ×ÑÒ ÑÚ ÛÒÊ×ÎÑÒÓÛÒÌßÔ ×ÓÐßÝÌ ÐÔÒóïîóððîèî PROJECT NAME: City of Downey 2014-2021 Housing Element Update PROJECT LOCATION: City of Downey (Citywide) PROJECT APPLICANT: City of Downey Community Development Department Planning Division 11111 Brookshire Avenue Downey, CA 90241 LEAD AGENCY: City of Downey Community Development Department Planning Division 11111 Brookshire Avenue Downey, CA 90241 Contact: David Blumenthal, Senior Planner (562) 904-7154 dblumenthal@downeyca.org PUBLIC REVIEW PERIOD: April 5, 2013 to April 26, 2013 This Negative Declaration and Initial Study Checklist have been prepared pursuant to the California Environmental Quality Act (CEQA) (Public Resources Code, Section 21000, et seq.) and the State CEQA Guidelines (California Code of Regulations, Section 15000, et seq.). Written comments regarding this Negative Declaration shall be made to the Lead Agency listed above prior to 5:00 p.m. on the last day of the Public Review Period. CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION SECTION I. INTRODUCTION 1. Description of project: a) Overview and the Regional Housing Needs Allocation (RHNA) The proposed project consists of the adoption of the updated City of Downey General Plan Housing Element, referred to herein as the “project”, “Housing Element”, or “Element”. State law requires every City and County to adopt a general plan containing at least seven mandatory elements (chapters) . One required element is the Housing Element, which must be updated every eight years. The proposed updated Housing Element covers the planning period of 2014 to 2021. Section 65583 of the Government Code sets forth the specific components to be contained in a community's Housing Element. These requirements include obligation on the part of the local jurisdictions to provide their “fair share” of regional housing needs. Local governments and Councils of Governments (COGs) are required to determine existing and future housing need and the allocation of said need must be approved by the California Department of Housing and Co mmunity Development (HCD). Downey is a member of the Southern California Association of Governments (SCAG) COG and SCAG is responsible for preparing the RHNA for the six-county territory that it represents. The project consists of the adoption of the 5th cycle Housing Element update for the City of Downey. The housing allocation for each jurisdiction is divided into four household income categories used in Federal and State programs: Very Low (50 percent of AMI); Low (50-80 percent of AMI); Moderate ( 80-120 percent of AMI); and Above-Moderate Income (over 120 percent of AMI). The allocations are further adjusted to avoid an over- concentration of lower income households in any one jurisdiction. HCD established the planning period for the current RHNA from January 1, 2014 to September 30, 2021. For the 2014-2021 planning period, SCAG allocated to Downey a total of 814 units, including 210 for very low income, 123 for low income, 135 for moderate income, and 346 for above-moderate income households. State law requires that all Housing Elem ents address four key topic housing areas: special needs groups, constraints, resources, and planning. Each of these groups are discussed in detail below. b) Special Needs Groups State law recognizes that certain households have more difficulty in finding adequate and affordable housing due to special circumstances. Special needs populations include the elderly, persons with disabilities, female headed households, large households and farm workers. Many often have lower incomes as a result of their condition. Each of these population groups, as well as their appropriate housing needs is described in the Housing Element. c) Housing Constraints The Housing Element identifies constraints on the production of new housing, including City of Downey 2014-2021 Housing Element Update Page 2 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION governmental, environmental, and market constrai nts. By identifying these constraints, the City recognizes possible barriers to housing development and can adopt policies and programs in the Housing Element to remove or significantly reduce those barriers. The City of Downey Housing Element identifies the following circumstances that may act as barriers to development: Land Use Controls Residential Development Standards Provisions for a variety of housing types: multi-family rental housing, mobile homes/manufactured housing, second units, transitional housing and emergency housing, and housing for persons with disabilities Development Impact and Planning Entitlement Fees Building codes and enforcement Local processing and permit procedures On-and off-site improvement requirements Construction cost Land availability and cost Financing d) Housing Resources and Availability of Sites As discussed above, Downey’s RHNA for the 2014-2021 planning period is 814 housing units (see Table 1). TABLE 1: REGIONAL HOUSING NEEDS ALLOCATION 2014-2021 Income Group Number of Units Percent of Total Very Low 210 26 % Low 123 15% Moderate 135 17% Above Moderate 346 42% Total 814 100% Source: Regional Housing Needs Assessment, SCAG October 2012. The Housing Resources portion of the Housing Element focuses on development opportunities. The most critical component of the Housing Resources section is the sites inventory, which identifies locations available to support new housing at all income categories. The Housing Element for the 2008-2014 planning period was adopted in 2010, and certified by HCD, but the City was unable to complete the rezoning in order to accommodate sites the City’s RHNA (see Table 2). Specifically, per Program 5 of the previ ous Housing Element, Land Use Element/Zoning, the Downey Landing Specific Plan was not amended in order to accommodate residential units. In January 2006, changes to Housing Element law, including Assembly Bill 1233, have created additional incentive for jurisdictions to achieve a compliant Element. AB 1233 requires “communities that failed to comply with requirements to make available City of Downey 2014-2021 Housing Element Update Page 3 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION sufficient sites to meet their regional housing need in the previous planning period must, within the first year of the new planning period, zone or rezone enough sites to accommodate the RHNA not accommodated from the previous planning period.” Consequently, the City is required to plan for the current planning period of 2014-2021 as well as any un-accommodated shortfall identified from the previous (2008-2014) planning period. The 2008-2014 RHNA for Downey is shown in Table 2. TABLE 2: REGIONAL HOUSING NEEDS ALLOCATION 2008-2014 Income Group Number of Units Percent of Total Very Low 277 25% Low 174 16% Moderate 187 17% Above Moderate 470 42% Total 1,108 100% Source: Regional Housing Needs Assessment, SCAG July 2007. The two planning period allocations combined result in a housing needs allocation as shown in Table 3. The total fair share allocation for Downey for the combined planning periods is 1,922 units. TABLE 3: COMBINED 20 08-2014 AND 2014-2021 RHNA Very Low Low Moderate Above Moderate Total 2008-2014 RHNA 277 174 187 470 1,108 2014-2021 RHNA 210 123 135 346 814 Total 487 297 322 816 1,922 Source: Regional Housing Needs Assessment, SCAG July 2007. Because the RHNA process establishes January 1, 2006 as the baseline for growth projections for the Housing Element planning period of 2008-2014, jurisdictions may count any new units built or approved since January 1, 2006 toward their 2008-2014 RHNA allocation. Therefore, any units built or approved from 2006 to the present may be credited toward the City’s 2008-2014 RHNA allocation of 1,108 units. AB 1233 focuses on units that are accommodated specifically on rezoned sites, the shortfall would primarily include lower income units that were to be accommodated on sites in the amended Downey Landing Specific Plan. Table 4 below, presents the number of units that the City must address in their 2014-2021 sites inventory, including any shortfall from the 2008-2014 planning period. TABLE 4: 2014-2021 RHNA INCLUDING AB 1233 SHORTFALL Very Above Low Moderate Total Low Moderate 2008-2014 RHNA 277 174 187 470 1,108 2008-2014 Units Accommodated by Credits 9 55 1 125 190 2008-2014 Units Accommodated by Sites (a) (a) 0 0 186 345 531 Appropriately Zoned Subtotal 268 119 0 0 387 2014-2021 RHNA 210 123 135 346 814 TOTAL 478 242 135 346 1,201 Source: Regional Housing Needs Assessment, SCAG July 2007. Notes: (a) 2008-2014 Moderate and Above Moderate RHNA allocations were accommodated on land zoned R-1 and R-3. City of Downey 2014-2021 Housing Element Update Page 4 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION As shown in Table 4, between 2008 and 2014, the City approved or developed 190 units, including 9 units with covenants for very low income, 55 units with covenants for low income, 1 unit with a covenant for moderate income, and 125 units for above moderate income households. Additionally, within the 2008-2014 Housing Element, the Housing Resources section demonstrated appropriate sites to accommodate the City’s remaining moderate income allocation of 186 units and remaining above moderate income allocation of 345 units. The sites identified in the 2008-2014 sites inventory included land zoned R-1 (up to 8.7 dwelling units per acre), R-3 (up to 24 dwelling units per acre) and parcels located in the City’s Second Unit Overlay (SUD) district. Based on the requirements of AB 1233, as shown in Table 4, for the 2014-2021 planning period the City must make available sites to accommodate a total of 1,201 units, including 478 units for very low income, 242 units for low income (a total of 720 lower income units), 135 units for moderate income, and 346 units for above moderate income. This total illustrates the City’s RHNA allocation for the 2014-2021 planning period as well as unaddressed carry over units from the 2008-2014 planning period. Table 5 provides a summary of the strategies the City has identified to facilitate the development of new residential units to acco mmodate their remaining RHNA allocation. TABLE 5: ACCOMMODATION OF THE 2014-2021 RHNA Very Low Low Moderate Above Moderate Total Remaining RHNA 478 242 135 346 1,201 R-1 Zoned Parcels 0 0 0 144 144 (a) (a) R-3 Zoned Parcels 0 0 135 135 270 (b) (b) Second Unit Overlay 0 117 117 0 234 Downtown Downey Specific Plan 478 125 0 118 735 (c) TOTAL 0 0 (117) (51) (182) Notes: (a) Densities of 24 units per acre are appropriate to facilitate the development of moderate and above moderate income housing; therefor e the unit potential have been divided evenly between the two income categories. (b) The Second Unit Overlay is intended to provide housing options for lower income households including low and moderate income household s; therefore, the units potential have been divided evenly between the two income categories. (c) Parentheses indicate a surplus of units. As shown in Table 5, the City is able to accommodate the remaining RHNA allocation of 1,201 units. Based on the permitted densities, vacant land zoned R-1 can accommodate 144 above-moderate income units, and land zoned R-3 can accommodate 270 units divided evenly between the moderate and above-moderate income categories (see Figure 2). The City’s existing Second Unit Overlay is appropriate to accommodate the low and moderate income categories. An estimated 234 units are possible on areas within the overlay (see Figure 3). Finally, the City has identified the Downtown Downey Specific Plan area with permitted densities at 40 and 75 dwelling units per acre to accommodate its remaining lower income RHNA. The Specific Plan area can accommodate a total of 735 units (see Figure 4). City of Downey 2014-2021 Housing Element Update Page 5 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION e) Resources to Meet Housing Needs A variety of potential funding sources are available to finance housing activities in Downey. In previous years, the primary source of funds for affordable housing activities in Downey was the Redevelopment Agency (RDA) housing set-aside fund. Since the dissolution of the RDA, the 2010-2014 Implementation Plan allocated other funding sources for housing programs during that period, as indicated below: Housing Improvement Program Affordable Housing Program Underutilized Sites Program First Time Homebuyer Program Prioritize Housing Program Activities f) Housing Plan The Housing Plan section of the Element est ablishes the goals, policies, and programs that would guide City decision-making on housing issues. The Housing Plan is the crux of the project and provides the foundation for environmental review as these goals are consistent with goals and policies of the Downey Vision General Plan update. The goals, policies, and programs of the Housing Plan are intended to promote the production of housing, and therefore, may result in the direct or indirect environmental impacts based on the nature of residential development. The goals and policies of the Housing Plan are: Goal 1: Preserve and Improve Existing Housing Policy 1.1: Monitor and enforce building and property maintenance code standards in residential neighborhoods. Policy 1.2: Promote the repair, revitalization, and rehabilitation of residential structures which have fallen into disrepair. Policy 1.3: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing values and neighborhood quality. Policy 1.4: Provide a high quality of services to maintain the appearance of neighborhoods and quality of life of residents. Policy 1.5: Pursue comprehensive neighborhood preservation strategies for portions of the community that need reinvestment. Goal 2: Encourage a variety of housing types to meet the existing and future needs of City residents. Policy 2.1: Provide adequate sites and zoning to encourage and facilitate a range of housing to address the regional fair share allocation. Policy 2.2: Encourage infill development and recycling of land to provide adequate residential sites. City of Downey 2014-2021 Housing Element Update Page 6 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION Policy 2.3: Facilitate and encourage the development of affordable housing for seniors, large families, and other identified special housing needs. Policy 2.4: Assist private and nonprofit developers in providing affordable housing to low-income residents and special needs groups. Goal 3: Provide Housing Assistance Where Needed Policy 3.1: Use public financial resources, as feasible, to support the provision of housing for lower income households and special needs groups. Policy 3.2: Provide rental assistance to address existing housing problems and provide homeownership assistance to expand housing opportunities. Policy 3.3: Support the conservation of mobile home parks, government- subsidized housing, and other sources of affordable housing. Policy 3.4: Further public-private partnerships to develop, rehabilitate and maintain affordable housing. Goal 4: Remove Governmental Constraints Policy 4.1: Review development fees annually to ensure that fees and exactions do not unduly constrain the production and maintenance of housing. Policy 4.2: Provide for streamlined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production. Policy 4.3: Utilize density bonuses, fee reductions, or other regulatory incentives to minimize the effect of governmental constraints. Policy 4.4: Utilize the Housing Authority as a tool to provide sites and assist in the development of affordable housing. Goal 5: Promote Equal Housing Opportunities Policy 5.1: Encourage the use of barrier-free architecture in new housing developments. Policy 5.2: Provide Fair Housing Services. The following Housing Element programs that promote housing and that are key for environmental analysis and include the following: Program 5 – Housing Opportunity Sites The Downey Land Use Element and Zoning Code provide for a variety of residential land uses to accommodate the City's 2014-2021 RHNA. The Zoning Code includes provisions for second units on R-1 and R-2 zoned lots in the City’s Second Unit Development Overlay (SUD) districts, development of additional units on R-1 and R-3 zoned sites that are currently underutilized, and future residential development within the City of Downey 2014-2021 Housing Element Update Page 7 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION Downtown Downey Specific Plan area. The adopted Downtown Downey Specific Plan, which includes five land use districts, allows for mixed use development and promotes new residential development at densities up to 75 dwelling units per acre. To encourage and facilitate the development of a variet y of housing types, the City will provide information on housing opportunity sites id entified in the Housing Element and any additional areas of the City to interested developers. Program 6 - Second Unit Zoning The City has many large lots (7,500 square feet and above) that are underutilized and that can accommodate additional housing. To facilitate affordable rental units for families, the City allows second unit developments. There are 24 designated second unit development areas, 17 of which have potentia l to accommodate new development. In the R-1 zone, the second unit must be a detached structure; otherwise, it can be attached to the primary unit. In all cases, however, the secondary units cannot be sold separately from the primary unit and the owner must live in one of the units. Recently adopted amendments to the second unit zoning program (November 2008) include allowing second units administerially and permitting a reduction in the required lot size (from 10,000 sq. ft. to 7,500 sq. ft.) to qualify for a second unit, thus increasing opportunities to construct second units in the City. Second units, al so known as “granny flats,” are a practical method for a family to maximize the available land on their own lot. By utilizing land and utilities, a family mi nimizes construction costs. The City is capitalizing on the Zoning Code by increasing the stock of affordable units while maintaining the existing single-family neighborhoods. Development of second unit housing provides lower-income households an affordable housing opportunity typically within a si ngle-family neighborhood setting. Therefore, the City will continue to allow for second units to be constructed within the Second Unit Overlay districts. To ensure greater participation on behalf of Downey residents in the program, the City is committing to a public outreach program to encourage second unit development, including advertising second unit development opportunities on the City’s website, in local newspapers, in local utility bills, and at various community centers, including the Public Library. The City is also committed to monitoring the effectiveness of this program by conducting annual monitoring to determine the level of program participation by Downey residents. Program 9 - Section 8 Rental Assistance The Section 8 program provides rent subsidies to very low income households. Prospective renters secure housing from HUD-registered apartments that accept the certificates. HUD then pays the landlords the difference between what the tenant can afford (30 percent of their income) and the payment standard negotiated for the community. The City maintains an on-going memorandum of understanding (MOU) with the Los Angeles County Housing Authority, which provides rental assistance programs in the City of Downey. The City’s Hous ing Division keeps record on the number of households in Downey that participate in the Section 8 program. On average, there are approximately 620 households that participate in this program annually. The Housing Division regularly refers and provides general qualification and program information to interested individuals. While the City is not directly responsible for the administration of this program, staff can direct residents to the County website, and provide information on the program at City Hall, on the City website and in public places. City of Downey 2014-2021 Housing Element Update Page 8 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION Program 19 - Lot Consolidation Parcels identified as part of the Downtown Downey Specific Plan zone range in size from approximately 0.5 acres to 2.5 acres and in some cases are narrow or shallow in size, which could be seen as an additional constraint to the development of housing. To encourage the development of residential and mixed-use projects, the City offers incentives to encourage lot consolidation including a reduction in the minimum lot size/dimensions. Also, when feasible, staff encourages applicants to utilize the Lot Line Adjustment process to consolidate parcels, which is an administrative process with lower fees. To encourage lot consolidation and to promote more intense residential and mixed use development on vacant and underutilized sites within the Downtown Downey Specific Plan area, the City may also offer to subsidize a portion of development fees. The City will promote the program at City Hall, on its website and will evaluate requests for funding on a case-by-case basis. Program 20 - Reasonable Accommodation for Persons with Disabilities Pursuant to Government Code Section 65583, the City of Downey is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements from the local government to ensure equal access to housing opportunities. Cities and counties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and case law interpreting the statutes. The City of Downey encourages and promotes accessible housing for persons with disabilities. This includes the retrofitting of existing dwelling units and enforcement of the State accessibility standards for new residential construction. The City is committed to assisting residents in need of reasonable accommodation and offers financial assistance though the Housing Rebate and Grant Program, and will continue to direct eligible residents to apply for funds. Applicants can apply for grants or a rebate to complete improvement projects that remove constraints to their living facilities. In general, City staff takes into consideration the provisions of the Americans with Disabilities Act (ADA) in the review and approval of housing projects and grants modifications and deviations from the M unicipal Code to accommodate the needs of persons with disabilities. The City antici pates that they will have formal reasonable accommodations prepared by 2013; however, in the instance that formal procedures are not implemented during the 2008-2014 planning, the City would ensure that they are implemented within one year of Housing Element adoption. Program 22 - Fair Housing The City will continue to contract with a Fair Housing Foundation to provide residents with fair housing services using Community Development Block Grant (CDBG) funds. Fair housing services provided by the Fai r Housing Foundation include counseling and mediation between tenants and landlords. The Fair Housing Foundation also conducts seminars and information activities throughout the region. The City will refer fair housing complaints to the Fair Housing Foundation as appropriate. The City will assist in City of Downey 2014-2021 Housing Element Update Page 9 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION program outreach through placement of fair housing program multilingual brochures at the public counter, City library, post office, and other community locations . 2. Surrounding Land Uses and Setting: The City of Downey is a 12.8 square mile community that is located in the southeastern part of Los Angeles County. According to California Department of Finance estimates, on January 1, 2012, the population of the City of Downey was 112,201 persons. The City of Downey is located about 12 miles southeast of downtown Los Angles and is bounded by: Rio Hondo River on the west; Telegraph Road on the north; the San Gabriel River on the east; and Gardendale Street and Foster Road on the south. Cities bordering Downey include: Pico Rivera on north and Santa Fe Springs on the northeast, Norwalk on the east, Bellflower and Paramount on the south, South Gate on the southwest and west, and Commerce on the northwest. Regional access to and from the City of Do wney is provided by the Santa Ana (I-5) Freeway; Glen Anderson Freeway (I-105) Freew ay; the San Gabriel River Freeway (I- 605) Freeway; and the Long Beach Freeway (I-10); and MTA Green Line Light Rail passenger train services at the Lakewood Boulevard Station. Residential uses are scattered throughout the City of Downey. Low Density Residential uses are located in the north, east, south and west corners within City boundaries. Medium Density Residential uses are located primarily in the center of the City, abutting neighborhood commercial uses. Majority of the commercial uses are located on the southeast side of the City. The City has identified the Downtown Specific Plan as a key growth area. Within the downtown area there is a mix of uses including single-family housing, multi-family housing, retail, professional office, medical, and underutilized/vacant parcels. Currently, higher density development is concentrated along Downey Avenue and Firestone Boulevard; however, there are underutilized parcels scattered in each district of the Downtown Specific Plan. 3. Discussion in addition to the explanations of the answers on the checklist: The adoption of the updated Housing Element would not in itself result in any environmental impact as the project is a po licy document on housing issues. Further, the adoption of the element would not result in any change in the physical conditions that exist in the City. Potential housing units were counted for each parcel in the City under the current maximum General Plan densities permitted, for vacant or underutilized parcels, and in all areas of the City where housing is permitted in one form or another. The adoption of the updated Housing Element would not change nor conflict with any of the existing policies presented in the General Plan. The Environmental Impact Report (EIR) prepared for the Downey Vision 2025 General Plan, adopted in 2005, documents a residential “build out” of 36,915 units, or 1,314 units above the City’s existing (2010) housing stock of 35,601. The City of Downey was allocated a total of 1,201 units through the RHNA as shown in Table 5. Ba sed on the amount of residentially zoned vacant and underutilized land, and non-residentially zoned land that have been identified as “residential development opportunity areas,” it was determined that a total of approximately 1,383 units can feasibly dev eloped during the planning period of the City of Downey 2014-2021 Housing Element Update Page 10 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION updated Element under the governance of the current municipal code and within the adopted Downtown Specific Plan area. The sites identified would more than accommodate the City’s remaining RHNA of 1,201 units. This is less than the total housing uni t build-out analyzed in the Downey Vision 2025 General Plan and related environmental documents. Of the approximately 1,383 units that can be feasibly developed within the planning period, the City anticipates new development in the mixed use districts established in the Downtown Downey Specific Plan, adopted in September 2010. The Specific Plan anticipates full build out by 2025 to add approximately 735 new dwelling units. Furt hermore, environmental impacts from the anticipated 735 units proposed in the Downtown Specific Plan area have been previously documented and accounted for in the EIR that was prepared for the Downtown Downey Specific Plan, adopted in September 2010. 4. Tiering: A “tiered” environmental impact analysis (“t iering”) involves the incorporation by reference of generalized discussion from a previous Environmental Impact Report or Negative Declaration into a subsequent environmental document in order to focus the discussion on the action under review. Section 15152 of the California Environmental Quality Act encourages lead agencies to tier environmental analyses to avoid repetitive discussion within subsequent environmental documents and focus on issues directly related to the topic of evaluation and specific site(s) of concern. Using the tiering process does not allow for avoidance in discussi on related to issues directly affected by an action, but does not limit the examination of issues to those that were not addressed in a previous EIR, and may incorporate measures designed to reduce or avoid the environmental situations where the proposed acti on is consistent with the General Plan. This initial study would primarily tier fr om the EIR that was prepared Downey Vision 2025 General Plan. 5. Other public agencies whose approval is required: (e.g., permits, financing approval, or participation agreement.) The State Department of Housing and Community Development would be requested to certify the updated Housing Element for compliance with State law City of Downey 2014-2021 Housing Element Update Page 11 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION 6. Location Map: City of Downey Location in Regional Context City of Downey 2014-2021 Housing Element Update Page 12 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION City of Downey City of Downey 2014-2021 Housing Element Update Page 13 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION Residentially Zoned Sites City of Downey 2014-2021 Housing Element Update Page 14 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION Second Unit Overlay Areas City of Downey 2014-2021 Housing Element Update Page 15 March 27, 2013 CEQA INITIAL STUDY – PLN-12-002 82 SECTION I – INTRODUCTION Downtown Downey Specific Plan City of Downey 2014-2021 Housing Element Update Page 16 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION II – ENVIRO NMENTAL FACTORS SECTION II. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked belo w would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact” as indicat ed by the checklist in section III. Aesthetics Land Use and Planning Agriculture Resources Mineral Resources Air Quality Noise Biological Resources Population and Housing Cultural Resources Public Services Geology and Soils Recreation Greenhouse Gas Emissions Transportation/Traffic Hazards & Hazardous Materials Utilities & Service Systems Hydrology & Water Quality Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency) On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could ha ve a significant effect on the environment, there will not be a significant effect in this ca se because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a signifi cant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a “potentially significant impact” or “potentially significant unless mitigated”. An ENVIRONMEN TAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. I find that although the proposed project could ha ve a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EI R pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that ear lier EIR, including revisions or mitigation measures that are imposed upon the proposed project. Signature: îËÔÖÔÏÜÑÊÔÖÏØÙÛÄ Date:March 27, 2013 David Blumenthal, Senior Planner for the City of Downey City of Downey 2014-2021 Housing Element Update Page 17 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION SECTION III. INITIAL STUDY CHECKLIST AND ENVIRONMENTAL EVALUATION This section analyzes the potential environmental impacts which may result from the proposed project. For the evaluation of potential impacts, the questions in the Initial Study Checkl ist are stated and answers are provided according to the analysis undertaken as part of the Initial Study. They outline the following issues: 1. Aesthetics 10. Mineral Resources 2. Agriculture Resources 11. Noise 3. Air Quality 12. Population and Housing 4. Biological Resources 13. Public Services 5. Cultural Resources 14. Recreation 6. Geology and Soils 15. Transportation and Traffic 7. Hazards and Ha zardous Materials 16. Ut ilities and Service Systems 8. Hydrology and Water Quality 17. Mandatory Findings of Significance 9. Land Use and Planning The analysis considers the project’s short-term impact s (construction-related), and its operational or day- to-day impacts. For each question, there ar e four possible responses. They include: . 1. No Impact Future development arising from the project’s implementation will not have any measurable environmental impact on the environm ent and no additional analysis is required. . 2. Less Than Significant Impact The development associated with project implementation will have the potential to impact the environment; thes e impacts, however, will be less than the levels or thresholds that are considered signif icant and no additional analysis is required. . 3. Potentially Significant Impact Unless Mitigated The development will have the potential to generate impacts which will have a significant effect on the environment; however, mitigation measures will be effective in reducing the impac ts to levels that are less than significant. . 4. Potentially Significant Impact Future implementation will hav e impacts that are considered significant, and additional analysis is required to identify mitigation measures that could reduce these impacts to less than significant levels. Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact 1. AESTHETICS. Would the project: a. Have a substantial adverse effect on a scenic vista? b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c. Substantially degrade the existi ng visual character or quality of the site and its surroundings? d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? City of Downey 2014-2021 Housing Element Update Page 18 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact Response: (a and b): The City of Downey, which is located in southea st Los Angeles County, is an urban environment. There are no scenic vistas, scenic resources or scenic hi ghways within the City boundaries or any visible from 1 within the City. No impact would occur. (c): The adoption of the updated Housing Element would not in itself substantially degrade the existing visual character or quality of the City and its surroundings. De velopment pursuant to the General Plan Housing Element would not adversely affect existing visual character of the housing opportunity areas because of the requirements of the municipal code for projects to undergo a design review process, which would ensure that these developments would respect the aestheti c value of the site and surrounding character. No impacts on aesthetic resources would occur. (d): The adoption of the updated Housing Element would not it self create a new source of substantial light or glare which would adversely affect day or nighttime views in the area. Issues related to substantial light and glare resulting from the anticipated future growth and deve lopment would be considered at the development review stage to ensure that the visual character and quality of sites is maintained either through zoning code requirements and/or the City’s Design Review Board. No impacts on aesthetic resources would occur. 2. AGRICULTURE RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b. Conflict with existing zoning for agricultural use or a Williamson act contract? c. Involve other changes in the existing environment which, due to their location or nature, c ould result in conversion of Farmland, to non-agricultural use? Response: (a through c): The City of Downey is an urbanized area that is mostly built out with only infill development potential. There are no agricultural lands within the City ’s boundaries. Furthermore, the City’s General Plan (Vision 2025) does not include provisions for agricultural uses in the future. While the City has a variety of zoning districts, in which agricultural uses are only allowed in the Open Space (O-S) zone, which would not impacted by the Housing Element since housing is not a permitted use in the zone. 3. AIR QUALITY. Where available, the significance criter ia established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation of the applicable air quality plan? 1 City of Downey, Downey Vision 2025 – Comprehensive Ge neral Plan Update Draft EIR. July 2004 p. 8-1. City of Downey 2014-2021 Housing Element Update Page 19 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact b. Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d. Expose sensitive receptors to substantial pollutant concentrations? e. Create objectionable odors? Response: (a): The City of Downey is located within the South Coast Air Basin. Air quality in the Basin is poor due to its geographic configuration and substa ntial amount of pollutant emissions. The Basin is considered a “non- 2 2.5 attainment” area for ozone and fine particulate matter (PM ). The Basin is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD) who ha s primary responsibility for the non-vehicle related air quality management. The California Air Resources Board (CAR B) has primary oversight regarding vehicle related emissions. In a joint effort, SCAQMD and CARB adopted the 2012 Air Quality Management Plan (AQMP), creating policies and programs to address regional air quality. The plan builds upon the approaches taken from the 2007 AQMP for the South Coast Air Basin. The AQMP contains a number of land use measures and goals that are considered air quality positive. These include intensification of land uses near points of mu ltiple transportation system access, mixed land uses to encourage non-vehicular mobility between homes, jobs and goods/services, and economic revitalization of depressed and blighted urban core areas. The project would not result in direct development. Residential development constructed pursuant to the needs of the project would be approved in accordance with the provisions of the Zoning Code and in consistency with t he General Plan. In accordance with City policy, air quality assessments will be prepared on a case by case basis to evaluate air quality impacts. Impacts due to conflicts with the AQMP would be less than significant. (b): The project would not result in direct development. I ndividual residential projects developed to fulfill project needs would be evaluated on a project by project basis to ensure that air quality issues are addressed. Furthermore, the EIR that was prepared for the Downey Vision 2025 General Plan includes several mitigation measures intended to reduce air quality impacts from co nstruction that would already apply to new residential construction projects. Impacts would be less than significant. (c): The adoption of the updated Housing Element would not in itself result in a cumulatively considerable net increase of any criteria pollutant. Impacts associated with criteria pollutants resulting from the anticipated growth and development of the City have been addressed in the EIR that was prepared for the Downey Vision 2025 General Plan. It was determined that air impacts by nature are cumulative and an analysis of long-term operational impacts related to mobile source (vehicle) emissions from build out of the General Plan, which 3 contribute to most ozone precursors , indicated that there would be a less than significant impact. Furthermore, depending on the nature of each individual proposed resid ential project, cumulative air quality impacts would be addressed in supplemental environmental documentat ion. Impacts would be less than significant. 2 South Coast Air Quality Management District. 2012 Air Qual ity Management Plan. De cember 2012. pg ES-2. 3 City of Downey, Downey Vision 2025 – Comprehensive Ge neral Plan Update Draft EIR. July 2004. p. 1-8. City of Downey 2014-2021 Housing Element Update Page 20 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact (d): Sensitive receptors include children, the elderly, pr egnant women, and those with existing health problems 4 that are affected by air pollution. The project promotes development of housing for sensitive receptors. Effects on sensitive receptors have been evaluated in the City’s General Plan, including impacts due to air emission from 5 traffic. No impact to sensitive receptors was found in the G eneral Plan EIR. The project is consistent with the General Plan and is not proposing any changes to land use. Impacts would be less than significant. (e) : The project will not directly result in the creati on of objectionable odors. There are no significant impacts associated with the creation of objecti onable odors resulting from the propos ed development of the City’s vacant or underutilized residentially zoned lands. The project is a policy document related to the provision of housing, which is not generally a use that produces obj ectionable odors. No impact would occur. 4. BIOLOGICAL RESOURCES. Would the project: a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or specia l status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, f illing, hydrological interruption, or other means? d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native w ildlife nursery sites? e. Conflict with any local policies or ordinances protecting biological resources? (i.e. tree preservation ordinance). f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Co mmunity Conservation Plan, or other approved local, regional or state habitat conservation plan? Response: (a): There are no species identified as a c andidate, sensitive, or special spec ies in local, regional, state, or federal documents within the City of Downey. No impact would occur. 4 California Air Resources Board. Air Quality and Land Use Handbook: A Community Health Perspective. April 2005. p.1. 5 City of Downey, Downey Vision 2025 – Comprehensive Ge neral Plan Update Draft EIR. July 2004. p. 5-15. City of Downey 2014-2021 Housing Element Update Page 21 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact (b): The Housing Element would not in itself have a substa ntial effect on any riparian habitat or other sensitive natural community identified in local or regional plans, po licies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Po rtions of the San Gabriel River and Rio Hondo River Flood Control Channels are located at the east and west ends of the City, where concrete channel bed has been 6 removed and natural vegetation has returned. The proposed development would not be placed in the either flood control channels. No impact would occur. (c): There are no federally protected wetl ands as defined by Section 404 of the Clean Water Act identified in the City of Downey. No impact would occur. (d): The movement of any native resident or migratory fish or wildlife species or established native resident migratory wildlife corridors, or the uses of native wildli fe nursery sites have not been identified in the City of 7 Downey. The project would not impact the movement of any nat ive resident or migratory fish or wildlife species or with established native resident migrator y wildlife corridors. No impact would occur. (e): The City of Downey does not have any local ordin ance to protect biological resources. No impact would occur. (f): There is no adopted Habitat Conservation Plan, Natura l Community Plan or other habitat conservation plan. No impact would occur. 5. CULTURAL RESOURCES. Would the project: a. Cause a substantial adverse change in the significance of a historical resource as defi ned in CEQA Guidelines 5064.85? b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines 5064.5? c. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d. Disturb any human remains, including those interred outside of formal cemeteries? Response: (a): The project would not directly cause a significant change in any historical resource as it is a policy document without proposal for development and woul d not conflict or demolish any of the City’s significant historical resources as listed in the Design Element of the General Plan. In addition, per Policy 3.6.10.C of the Downtown Specific Plan, prior to any proposed development within t he Specific Plan, a qualified historian or architectural 8 historian would conduct a site-specific survey. Impacts on historical resources were analyzed in the General Plan EIR, it was determined that impacts on historical resources would be conducted at the development review stage prior to individual project approval. Development that would occur under the Housing Element would comply with all applicable policies listed in the General Plan and Specific Plan. Implementation of the plans and policies addressed in the Design Element of the General Plan and Downtown Specific Plan would reduce impacts to less than significant. Furthermore, as with all construction in the City, should any be discovered on 6 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Initial Study. March 2004. p. C-18. 7 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Initial Study. March 2004. p. C-19. 8 City of Downey, Downtown Downey Specifi c Plan Draft EIR. September 2010. p. 1-15. City of Downey 2014-2021 Housing Element Update Page 22 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact future development sites, the applicant is required to comp ly with the provisions set forth Section 15064.5 of Title 14, Chapter 3 of the California Code of Regulations (CEQA Guidelines). (b): The project would not directly cause a significant change of archaeological resources as it is a policy document without proposal for development. The project promotes residential development to meet the City’s RHNA that would include development on vacant and developed sites, primarily in the Downtown Specific Plan area. According to the Downey Vision General Plan In itial Study, archaeological resources are not typically encountered within the City of Downey. The Downtown Downey Specific Plan EIR analyzed construction-related impacts to archaeological resources. The Specific Plan EIR found impacts to archaeological resources to be less than significant after implementation of Policy 3.6.10. D, which states if archaeological resources are identified 9 during construction, all activity must stop. Implementation of Downtown Downey Specific Plan EIR Policy 3.6.10.D would reduce potential impacts to a less than signifi cant level. Furthermore, as with all construction in the City, should any be discovered on future development sites, the applicant is required to comply with the provisions set forth Section 15064.5 of Title 14, Chapt er 3 of the California Code of Regulations (CEQA Guidelines). (c): The project would not directly or indirectly des troy a unique paleontological resource or unique geologic feature as it is a policy document without proposa l for development. The project promotes residential development to meet the City’s RHNA that would include development on vacant and developed sites, primarily the Downtown Specific Plan area. According to the Do wney Vision General Plan Initial Study, paleontological resources are not typically encountered within the City of Downey; previous development within the City of Downey has not revealed any paleontological resource s. The Downtown Downey Specific Plan EIR analyzed construction-related impacts to paleontological resources. The Downtown Downey Specific Plan EIR found that impacts to paleontological resources to be less than si gnificant after implementation of Policy 3.6.10.E, which 10 states if paleontological resources are identifi ed during construction, all activity must stop. Implementation of Downtown Downey Specific Plan EIR Policy 3.6.10.E woul d reduce potential impacts to a less than significant level. Furthermore, as with all construction in the Ci ty, should any be discovered on future development sites, the applicant is required to comply with the provisions set forth Section 15064.5 of Title 14, Chapter 3 of the California Code of Regulations (CEQA Guidelines). (d): The project would not directly impact any human re mains. Construction pursuant the project may impact remains but since burial within the City of Downey hav e occurred in the Downey Cemetery since the 1880s, human remains are not typically encountered during cons truction. The Downtown Downey Specific Plan EIR analyzed impacts to human remains. In addition, the Down town Specific Plan EIR found that impacts to human remains would be less than significant after implementa tion of California Health and Safety Code Section 7050.5. This statute requires halting of all ground disturbing activities upon discovery of human remains and review by the County Coroner. Implementation of the California Health and Safety Code Section 7050.5 would reduce potential impacts to a less than significant level. 6. GEOLOGY AND SOILS. Would the project: a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: 1) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial eviden ce of a known fault? 9 City of Downey, Downtown Downey Specifi c Plan Draft EIR. September 2010. p. 1-16. 10 City of Downey, Downtown Downey Specifi c Plan Draft EIR. September 2010. p. 1-16. City of Downey 2014-2021 Housing Element Update Page 23 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact 2) Strong seismic ground shaking? 3) Seismic-related ground failure, including liquefaction? 4) Landslides? b. Result in substantial soil erosion or the loss of topsoil? c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d. Be located on expansive soil, as defined in Table 18-1-B of the California Building Code (2001), creating substantial risks to life or property? e. Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of water? Response: (a1 and a2): The adoption of the updated Housing Element would not in itself expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving rupture of a known earthquake fault, strong seismic ground shaking, seismic-related ground failure, including liquefaction and landslides. According to the State Department of Cons ervation, Department of Mines and Geology, there are no areas within the City of Downey that are deli neated on Alquist-Priolo Earthquake fault zone. The Downey Vision General Plan Initial Study states development per the General Plan must comply with California Building Code (CBC) standard s, which require construction methods that minimize the effects of earthquakes on structures. The project is not propo sing development beyond what was analyzed in the General Plan Initial Study. The element would be in compliance with the General Plan and impacts would be less than significant. (a3): All properties within the City of Downey are located within the liquefaction hazard zone, which requires that a geotechnical soils report be prepared during plan check for future construction to address seismic hazards, including liquefaction. Hazards due to liquefaction are not expected to increase due to changes in groundwater table levels, since the groundwater table levels are not ex pected to rise above target levels. The City recognizes the potential impacts to housing due to liquefaction and in cludes Policy 5.2.1 and Program 5.2.1.5 in the Safety Element of the General Plan, which require geotechnical reports for all development projects to address soil 11 liquefaction hazards. The project does not propose any changes to the safety portions of the General Plan. Compliance with General Plan Safety Element Goals, Programs and Policies would reduce impacts related to liquefaction to a less than significant level. (a4): Landslides are not considered a potential hazard since the City of Downey has a relatively flat topography with no steep hills or slopes. No impacts would occur. (b): The project would not directly result in soil erosio n or loss of topsoil as no development is proposed. Residential development proposed in accordance with the pr oject may result in soil erosion and loss of top soil. 11 City of Downey, Downey Vision 2025 – Comprehensive General Plan Update Draft EIR Appendix A. July 28, 2004. p. A-3. City of Downey 2014-2021 Housing Element Update Page 24 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact Standard erosion-control practices during construction in cluding compliance with the National Pollution Discharge Elimination System (NPDES) permitting process and the use of Best Management Practices (BMP) would reduce potential impacts to a level of less than significant. Impacts due to soil erosion would be less than significant after implementation of standard erosion-control practices. (c): The adoption of the updated Housing Element would not in itself result in project that would be located on a geologic unit or soil that is unstable, or that would be come unstable as a result of the project, and potentially result in on or offsite landslide, lateral spreading, subs idence, liquefaction or collapse. The State Division of Mines and Geology designated all areas within the City a liquefaction zone, which, as stated above in 6(a)(3), would require geotechnical reports for potential constr uction projects. Per Pub lic Resources Code Section 2693(c), individual development geotechnical/soils report s would include measures to reduce seismic risk to 12 acceptable levels to address potential impacts related to liquefaction to address impacts related to liquefaction. Compliance with the Safety Element and government c ode would reduce potential impacts to a less than significant level. (d): The adoption of the updated Housing Element would not in itself result in the projects that would be located on expansive soils, creating substantial risk to life or pr operty. All of the soil types in Downey can be compacted 13 to a degree that does not hinder site development. By adhering to accepted soils engineering and grading practices, the risk of settlement for future developm ent proposed in the Element would be reduced to less than significant levels. Therefore, impacts related to expan sive soils from the proposed project would be less than significant. (e): The City of Downey is an urban area that is se rved by a sanitary sewer s ystem. New septic tanks are prohibited within the City. Theref ore, none of the housing development envisioned in the updated Element would be served by septic tanks or alte rnative wastewater di sposal systems. No impact would occur. 7. GREENHOUSE GAS EMISSION. Would the project: a. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b. Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? Response: (a): Atmospheric gases, which allow solar radiation into the atmosphere but prevent heat from escaping, thus warming the Earth’s atmosphere, are often referred to as greenhouse gases. Greenhouse gases (GHGs) are released into the atmosphere by both natural and anthropogenic (human) activity. The principal greenhouse gases resulting from anthropogenic acti vity that enter and accumulate in the atmosphere are carbon dioxide (CO ), methane (CH ), nitrous oxide (N O), and fluorinated gases such as hydrofluorocarbons. The accumulation 2 4 2 of these gases in the atmosphere at levels in excess of natural activity levels increases the Earth’s temperature result in changing climatic cond itions in different parts of the planet, including California. Future residential development in Downey will be designed a nd constructed in accordance with the provisions of the Municipal Code and the land use policies of the General Plan. The proposed Housing Element does not change any land use policy or any building regulations t hat would raise or otherwise change development levels that could contribute to an increase in greenhouse gases. 12 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Initial Study. March 2004. p. C-21. 13 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Initial Study. March 2004. p. C-22. City of Downey 2014-2021 Housing Element Update Page 25 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact The Downey General Plan, however, identifies programs and policies in the Air Quality Element that would contribute to better air quality in the City. Air Qualit y General Plan implementation measures that reduce greenhouse gas emissions include: Program 1.6.1.2: Examine and promote land uses that encour age telecommuting, thus reducing VMT (vehicle miles traveled) as requi red by the air quality plan. Policy 2.3.1: Encourage the use of public transit. Program 2.3.1.8: Encourage Downey businesses to provide employee information to public transit authorities to assist in their planning for public transit services. Program 2.3.2.1: Promote the development of park and ride facilities. Program 2.3.2.2: Promote ridesharing through provision of information to the public. Program 2.3.2.3: Promote transit-oriented developments. Program 2.3.2.6: Encourage efforts to shift the time of day trips away from peak commuter hours through the use of flex-time, stagge red working hours, and other means. Policy 2.6.1: Encourage bicycling as an attractive al ternative to vehicular transportation. Policy 2.62: Encourage walking as an alternative to vehicular transportation. The proposed Housing Element update would not change or conflict with any of these programs or policies. Since the document is a framework for development it is specifically intended to facilitate the development of housing as allowed by existing land use policy. The housing opportunity locations directly encourage jobs/housing proximity, higher density development along transit corridors, and mixed-use development, per adopted General Plan land use policy. As the development in tensity is likely to increase on the identified housing opportunity locations, there is potential for increased energy consumption and an incr ease in GHG emissions. However, the proposed development on the housing opportunity locations on an aggregate basis would not exceed the total housing unit build-out anticipated by the 2025 Downey Vision General Plan update and would not significantly increase GHG emissions Citywide. Review of future projects would continue to be carried out to ensure that the projects are consistent with all General Plan goals, objectives, and policies, including t hose that help the City contribute to regional GHG reduction efforts. The 2010 California Building Code regulations, adopted by Downey in January 2011, would further increase energy efficiency in new residentia l buildings, thus reducing total energy demand and thereby reducing the level of greenhouse gas emissions generated from coal, natural gas, and oil-based energy sources. Development of housing under the Housing Element would also be subject to all increasing development and energy efficiency standards, such as the 2010 California Building Code. The Housing Element is designed to be in compliance with the all General Plan implementation m easures related to Air Qualit y, as well as the standards set forth in the 2010 Building Code. Impacts would be less than significant. (b): A variety of standards and regulations have been passed in California since the 1970s that either directly or indirectly affect greenhouse gas emissions and climat e change. Of those regulati ons, Assembly Bill 32, the California Climate Solutions Act of 2006 (AB 32), is cons idered the most important legislation designed to decrease greenhouse gas emissions in California history. AB 32 require s that statewide greenhouse gas emissions be reduced to 2000 levels by the year 2010, 1990 levels by the year 2020, and to 80 percent less than 1990 levels by year 2050. These reductions will be ac complished through an enforceable statewide cap on greenhouse gas emissions that will be phased in star ting in 2012. In 2008, Senate Bill 375 (SB 375) was adopted City of Downey 2014-2021 Housing Element Update Page 26 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact to implement AB 32 goals for reduction of transportatio n-based greenhouse gas emissions through the direct linkage between regional transportation and land use/housing planning. As discussed in Section 3(a) above, the housing opport unity locations identified in the updated Housing Element are located in areas with existing development where j obs and services are available and primarily along major transit corridors. As such, the targeted housing sites would help achieve the goals of reducing vehicular trips and thereby help reduce total vehicular-based greenhous e gas emissions. The 2014-2021 Housing Element is consistent with the City’s General Plan and Municipal Code, and does not conflict with AB 32, SB 375, or any plans or programs that have been adopted to achieve t hose legislative mandates. In addition, the City is participating with the Southern Califor nia Association of Governments (SCA G) Regional Transportation Plan and Sustainable Communities Strategy in the development of the region-wide Sustainable Communities Strategy to implement SB 375 by reducing vehicular-based greenho use gas emissions. Impacts would be less than significant. 8. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the releas e of hazardous materials into the environment? c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h. Expose people or structures to a significant risk of loss, injury or death involving wild land fires, including where wild lands are adjacent to urbanized areas or where residences are intermixed with wild lands? City of Downey 2014-2021 Housing Element Update Page 27 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact Response: (a): The adoption of the updated Housing Element and t he potential residential developm ent of the City do not involve the routine transport, use, or disposal of haza rdous materials. Residential development is characterized by the use of common hazardous materials and househol d hazardous wastes (HHW) such as paints and motor oil. Impacts would be less than significant. (b and d): The project does not have the potential to release hazardous materials into the environment. Government Code Section 65962.5 requires the State of California Department of Toxic Substance Control to maintain a list of known sites that contain hazardous wast e and substances (Cortese List). On January 23, 2013, the City consulted the Cortese List, non e of the proposed residential sites identified in residential development opportunity areas in the Element were on the DTSC Ha zardous Waste and Substances Site List. Furthermore, residential development is not typified by the use of hazardous materials or wastes. Impacts would be less than significant. (c): The project would not directly emit hazardous mate rials within one-quarter mile of a school. Residential development is not typified by the use of hazardous mate rials or wastes. Impacts to schools would be less than significant. (e and f): The City of Downey is not located within an airpor t land use plan nor is it within two miles of a private airstrip. No impact would occur. (g): The project does not include any goal or policy t hat would affect the normal operations of the City emergency services. Increases in population due to increa se in housing supply are anticipated and are subject to standard development impact fees and community assess ments to ensure that emer gency response services can meet additional demand. Downey Vision 2025 General Plan Update includes Policy 5.1.1 to prepare for protecting life and property in the event of a natural a nd non-natural disaster. The Housing Element is designed to be consistent with the General Plan. This includes t he City’s emergency response plan. Impacts would be less than significant after implementation of the General Plan existing plan and policy. (h): There are no wild lands in the City of Downey. The Housing Element would not in itself expose people or structures to a significant risk of lo ss, injury or death involving wildland fires. No impacts would occur. 9. HYDROLOGY AND WATER QUALITY. Would the project: a. Violate any water quality standards or waste discharge requirements? b. Substantially deplete ground water supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d. Substantially alter the existing drainage pattern of the site or City of Downey 2014-2021 Housing Element Update Page 28 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e. Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f. Otherwise substantially degrade water quality? g. Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h. Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i. Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j. Inundation by seiche, tsunami, or mudflow? Response: (a through f): The adoption of the updated Housing Element would not in itself violate any water quality standards or waste discharge requirement. Water qua lity issues associated with anticipated growth and development of the City have been addres sed in the EIR that was prepared for the Downey Vision 2025 General Plan. The EIR found all construction within the City of Downey would be required to comply with the NPDES. This includes retaining storm water from the impervious areas created by the project and allowing it to recharge into the ground. By retaining the water onsite, ther e would be no violations to water quality standards, no additional impact to the storm water system, and no alte rations to existing drainage patterns from potential residential development. Impacts due to water quality would be less than significant after compliance with NDPES permitting. (g and h): Since the Army Corp of Engineers completed raisi ng the channel levees in 2000, no properties within Downey are considered by FEMA to be within a 100-year flood zone. Furthe rmore, areas designated for future development do not fall within 100-year floodplain and are not subject to specialized flood construction requirements. Thus, the Element would have no impact rela tive to the risk of property and life resulting from 14 construction within the 100-year flood plain. No impacts would occur. (i): The City of Downey is located between the San Gabriel River and the Rio Hondo Channel. According the EIR that was prepared for the Down ey Vision 2025 Comprehensive General Plan Update, both of these flood control channels have been designed to meet or exce ed the discharge capacity for a 100-year flood. The 15 Downey Vision 2025 EIR concludes that there are no concerns with a potent ial levee break on either channel. Additionally, no other dam/levees in the vicinity of the City (i.e., Whittier Narr ows) present a potential for failure or 16 impact to the City. The project is consistent with the Genera l Plan as it is not proposing new residential 14 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Initial Study. March 2004, p. C-25. 15 City of Downey, Downey Vision 2025 – Comprehensive Ge neral Plan Update Draft EIR. July 2004. p. 5-59. 16 City of Downey, Downey Vision 2025 – Comprehensive General Plan Update Draft EIR. July 2004. p 5-59. City of Downey 2014-2021 Housing Element Update Page 29 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact development beyond development analyzed under the Gener al Plan EIR. Therefore, impacts due to dam inundation and flooding would be less than significant. (j): The City of Downey is relatively flat and is not loca ted near a dam, lake, or ocean. As such, no impacts from a seiche, tsunami, or mudflow would occur. 10. LAND USE AND PLANNING. Would the project: a. Physically divide an established community? b. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c. Conflict with any applicable habitat conservation plan or natural community conservation plan? Response: (a): The proposed Housing Element sets forth policies and programs to encourage housing development consistent with the adopted land use, circulation, and in frastructure policies of the existing Downey General Plan. As such, Housing Element adoption and implementation will not provide for new land uses or infrastructure systems such as new roadways or flood control channels that would divide or disrupt neighborhoods. No impact will occur. (b): The updated Housing Element is consistent with all other elements of the Downey Vision 2025 General Plan including its policies, established residential densities, and the allowance of mixed commer cial residential uses in the downtown and in other areas of t he City. No impact would occur. (c): As previously indicated in 4(f), there is no adopt ed Habitat Conservation Plan, Natural Community Plan, or other habitat conservation plan within Downey. No impact would occur. 11. MINERAL RESOURCES. Would the project: a. Result in the loss of availa bility of a known mineral resource that would be of value to the region and the residents of the state? b. Result in the loss of availab ility of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Response: (a): There are no known mineral resources wi thin the City. No impact would occur. (b): The City does not delineate any important mineral resources in its General Plan or any other plan. No impact would occur. 12. NOISE. Would the project result in: a. Exposure of persons to or generation of noise levels in City of Downey 2014-2021 Housing Element Update Page 30 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f. For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Response: (a): The project promotes the production of housing to achieve the City’s RHNA. The City regulates noise through Section 4606.5 of the Municipal Code. As spec ified in the City of Downey Ordinance No 4606, no construction would occur between the hour s of 9:00 p.m. and 7:00 a.m. The Noise Element of the General plan establish acceptable noise levels for land uses for inte rior residential standards at a minimum of 45 db(A) and 17 below and exterior standards at 60 db(A). The project would comply with the standards set forth in the Municipal Code and the Noise Element of the 2025 General Plan. With adherence to these standards, impacts would be less than significant. (b): Because the project is a policy document, it w ould not directly expose per sons to excessive ground vibrations. Residential land uses constructed pursuant to Housing Element are not common sources of excessive vibration. See Section 12(d) below for a discussion of construction impacts. Impacts would be less than significant. (c): The project would not directly increase ambient noise levels throughout the City since it does not involve any construction activity. However, any residential developm ent pursuant to the Housing Element policy has the potential to incrementally increase local ambient noise le vels. The General Plan EIR indicates compliance with the City of Downey Noise Ordinance w ould ensure that temporary or periodi c increases in noise levels would be considered less than significant. The project does not propose an increase in residential density beyond that already analyzed in the General Plan EIR; impacts would be less than significant. (d): The project would not directly cause a temporary or periodic noise increases. Residential development constructed pursuant to the project may case temporary noise impacts. Construction noise is anticipated to cause temporary increases in ambient noise levels and potentially ground vibrations. In the General Plan EIR, 17 City of Downey, Downey Vision 2025 General Plan Chapter 6. Noise. January 25, 2005. p. 6-4. City of Downey 2014-2021 Housing Element Update Page 31 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact impacts due to construction activities were found to be le ss than significant after implementation of construction 18 noise limitations as indicated in the Municipal Code. Compliance with the noise limitations set forth in the municipal code would reduce impacts to less than significant. (e and f): The City of Downey is not located within an airpor t land use plan, within two miles of a public airport or public use airport, or within the vicinity of a private airstrip. No impacts would occur. 13. POPULATION AND HOUSING. Would the project: a. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Response: (a): The project promotes the production of housing and, therefore, may indirectly induce population growth. The EIR prepared for the Downey Vision 2025 General Plan doc uments a residential “build out” of 36,915 units and a maximum population of 121,063 residents. This build out figure includes all vacant and developed residential land. According to the 2010 Census, the average househol d size in Downey was 3.48 persons per unit. The City of Downey was allocated a total of 1,201 units through t he RHNA as shown in Table 5 of the Project Description. Based on the amount of residentially zoned vacant and und erutilized land, and non-resid entially zoned land that have been identified as “residential development oppo rtunity areas,” it was determined that a total of approximately 1,383 units can be feasibly accommod ated during the planning period of the updated Element under the governance of the current municipal code and wi thin the adopted Downtown Specific Plan area. If the City’s total RHNA allocation of 1,201 units is developed and added to the existing (2010) housing stock of 35,601 units the total count is 36,802 units. Th is total is less than the total housing unit build out analyzed in the Downey Vision 2025 General Plan EIR and related environment al documents. Moreover, based on the 2010 Census average household size, 3.48 persons per household, addi ng 1,201 units would increase the population by approximately 4,179 residents. If this anticipated population is added to the City’s 2012 population of 112,201, the total population count of 116,380 residents would be with in the General Plan’s estimated build out population of 121,063 residents. Therefore, the pr oject promotes housing consistent wi th adopted City policies. Impacts would be less than significant. (b): The adoption of the updated Housing Element would not result in the displacement of substantial numbers of existing housing, necessitating the construction of repl acement housing elsewhere. The City is largely built out with most residential development consisting of infill development. No impact would occur. (c): The adoption of the updated Housing Element would not result in the displacement of substantial numbers of people, necessitating the construction of replacement housing elsewhere. The City is largely built out with most residential development consisti ng of infill development. One principal objective of the element is to facilitate housing production for future residents in the City. No aspect of the project involves the displacement of any number of people. No impact would occur. 18 City of Downey, Downey Vision 2025 – Comprehensive Ge neral Plan Update Draft EIR. July 2004. p. 5-98. City of Downey 2014-2021 Housing Element Update Page 32 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact 14. PUBLIC SERVICES. a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: 1) Fire protection? 2) Police protection? 3) Schools? 4) Parks? ) Other p ublic facilities? 5 Response: (a1): The Downey Fire Department provides fire protecti on services for the City. Housing development facilitated by Housing Element policies could place increased demand on fire protection services; however, as shown in discussion 13(a), the population increase that could occur under the Housing Element does not exceed that which was evaluated by the EIR prepared for the Dow ney Vision 2025 General Plan. In addition, City of Downey’s development impact fees apply to all new dev elopment and are designed to offset the potential impact to public services on new development. As such, all new development would be required to pay any fees required by the fire department. With payment of mandat ory fees, impacts on fire services would be reduced. Further, as the number of housing units proposed in the Housing Element (1,383 units) do not exceed the maximum build out analyzed in the EIR prepared for the Downey Vision 2025 General Plan, fire protection facilities and staff serving the area appears to be adequate for the planned development and land uses and would not require new or altered fac ilities. No impact would occur. (a2): The Downey Police Department provides police prot ection services for the City, and the Police Chief is responsible for the operati on of the Police Department. Housing deve lopment facilitated by Housing Element policies could place increased demand on police protection services; however, as shown in 13(a), the population and housing net increases proposed by the Housing El ement do not exceed those proposed and evaluated by the EIR prepared for the Downey Vision 2025 General Pl an. In addition, City of Downey’s development impact fees apply to all new development and are designed to o ffset the potential impact to public services from new development. As such, all new development would be required to pay any fees required by the police department. With mandatory fees required by the pol ice department, impacts on police services would be avoided. Further, as the number of housing units prop osed in the Housing Element (1,383 units) exceed the maximum build-out analyzed in the EIR prepared for t he Downey Vision 2025 General Plan, police protection facilities and staff serving the area appears to be adequate for the planned development and land uses would not require new or altered facilities. No impact would occur. City of Downey 2014-2021 Housing Element Update Page 33 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact (a3): The adoption of the updated Housing Element would not in itself result in substantial adverse physical impacts associated with the provision of new or physic ally altered school facilit ies. However, residential development constructed pursuant to the Housing Elem ent may incrementally increase students and place increased demands on local schools. Nevertheless, the dev eloper is required to pay school impact fees, which the Downey Unified School District has adopted to miti gate any known impacts. No impact would occur. (a4): The adoption of the updated Housing Element would not in itself result in substantial adverse physical impacts associated with the provision of new or physic ally altered park facilities. Over time, however, new residences constructed pursuant to the Housing Element have the potential to increase demand for and use of park and recreational facilities and serv ices. Additional parks are likely to be developed over the years and in additional areas where residential growth occurs. Environm ental effects associated with the development of such future parks would be assessed and reduced to less than significant through the City’s routine parks planning process, including compliance with CEQA. Existing regul ations and standard conditions, as well as mitigation measures related to parks and recreat ion are located in Section 5.8, Recreation, of the EIR prepared for the Downey Vision 2025 General Plan to reduce all significant impacts to a level of less than significant. (a5): The Housing Element does not plan for substantial growth beyond that already anticipated by the General Plan, and therefore, no impacts on ot her public facilities would occur. 15. RECREATION. a. Would the project increase the use of existing neighborhood and regional parks or other recr eational facilities such that substantial physical deteriorati on of the facility would occur or be accelerated? b. Does the project include recrea tional facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Response: (a): As discussed in Section 14(a)(4) a bove, the project would result in the indirect need for recreational facilities due to the promotion of housing development. Impacts w ould be less than significant with implementation of 19 General Plan Goals, Policies, and Implementation Measures. (b): The project does not include recreational facilities. The construction and expansion of recreational facilities may occur as a result of the new residential developmen t. Those new or expanded park facilities are subject to CEQA review and would be evaluated on a project-by-p roject basis to determine impacts on the environment. Impacts would be less than significant. 16. TRANSPORTATION/TRAFFIC. Would the project: a. Cause an increase in traffic which is substantial in relation to the existing traffic load and capa city of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management 19 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Appendix A. July 2004. p. A-16. City of Downey 2014-2021 Housing Element Update Page 34 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact agency for designated roads or highways? c. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d. Substantially increase haza rds due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e. Result in inadequat e emergency access? f. Result in inadequate parking capacity? g. Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? Response: (a): As a policy document, the Housing Element does not propose any changes or modifications to existing ordinances, plans or policies related to the circulation system within the City of Do wney. Increase in traffic resulting from the anticipated growth and development of the City have been addressed in the EIR prepared for the Downey Vision 2025 General Plan. The traffic im pacts of any new residential development would be addressed in separate site-specific studies. The Housi ng Element would have no impact on the existing local or regional transportation plans. If the transportation stra tegies identified in the Circulation Element and General Plan EIR are implemented and successful, the proposed ch anges would provide sufficient capacity through the City’s transportation network to accommodate the traffi c forecasted for long-range growth in and outside of Downey, and would achieve the City’s level of service standards. The General Plan has established goals, 20 policies, and implementation measures to reduce all significant impacts to a level of less than significant. (b): The project would not directly impact any roadwa y designated in the Congestion Management Plan (CMP). Impacts resulting from the anticipated growth and developm ent of the City on the level of service for roads or highways have been addressed in the EIR prepared for the Downey Vision 2025 General Plan. The General Plan EIR states the General Plan update would not exceed the threshold of 50 vehicle trips at the intersection of Lakewood Boulevard and Firestone Boul evard, which is on the CMP System. The project is not proposing increases to any CMP facility outside of those analyz ed in the General Plan EIR. Impacts would be less than significant. (c): The adoption of the Housing Element would not have any impact on air traffic pa tterns, given the nature and location of the anticipated residential development outsi de of the established airport flight pattern and new residential development infilling on existing parcels with in densities allowed by the General Plan Land Use Element and Downtown Downey Specific Plan area. No impact would occur. (d): The adoption of the Housing Element, a policy document, does not involve construction or physical design. Circulation features would be analyzed on a project-by-proje ct basis and would be subject to review and approval by the City’s Public Works Department to ensure that hazards related to circulation design features do not occur. Therefore, hazards due to specific desi gn features or incompatib ility uses are not likely. No impact would occur. 21 (e): The General Plan Safety Element establishes policies to provide adequate emergency response. In addition, the City requires that proposals for new developmen t be submitted to the Fire Department for review to 20 City of Downey, Downey Vision 2025 – Comprehensive General Plan Update Draft EIR. July 2004. p. 5-233 – 5-239. 21 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Appendix A. July 2004. p. A-4. City of Downey 2014-2021 Housing Element Update Page 35 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact ensure that site design allows adequate access for Departm ent personnel in case of structural fire. All housing development proposals pursuant to the Housing Element policy would be subject to such review. Emergency access would continue to be a primary consideration in the design of all future improvements to the City’s transportation network. Impacts would be less than significant. (f): None of the policies or implementation measures c ontained in the updated Housing Element conflict with the adopted policies, plans, or programs supporting alternativ e modes of transportation (e.g., bus turnouts or bicycle racks). 17. UTILITIES AND SERVICE SYSTEMS. Would the project: a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c. Require or result in the construction of new stormwater drainage facilities or expansion of existing facilities, the construction of which could ca use significant environmental effects? d. Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? f. Be served by a landfill with sufficient permitted capacity to accommodate the project’s solid waste disposal needs? g. Comply with federal, st ate, and local statutes and regulations related to solid waste? Response: (a, b, and ,e): Housing development facilitated by the Housin g Element policies could place increased demand on wastewater treatment services and facilities; however, as discussed in 13(a), the population and housing unit increases proposed by the Housing Element do not exceed those analyzed within the General Plan EIR update. All new residential development pursuant to the Housi ng Element policies and programs would be required to comply with existing water quality standards and waste discharge regulations set fo rth by the Regional Water Quality Control Board (RWQCB) to ensure that there is a not a significant effect on the environment. Impacts would be less than significant. (c): The adoption of the updated Housing Element would not in itself require or result in the construction of new storm water drainage facilities or expans ion of existing facilities, the constr uction of which could cause significant environmental effects. Issues relative to environmental impacts resulting from the construction of expansion of existing wastewater pipelines have been addressed in the EIR for the Downey Vision 2025 General Plan. The City of Downey 2014-2021 Housing Element Update Page 36 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact goals, policies, and programs listed under Utilities and Serv ice Systems in the Appendix A of the EIR for Downey 22 Vision 2025 General Plan update would mitigate impacts to less than significant level. In accordance with the implementation of the goals, policies, and programs addr essed in the General Plan, impacts would be less than significant. (d): The project is designed to promote the development of housing to meet the RHNA for Downey. Increase in population due to new housing development could increase demand on water resources. Downey gets 100 percent of its water from groundwater, although emergency sources of water are available for purchase from the 23 Metropolitan Water District (MWD). Population growth has been account ed for and factored in the Urban Water Management Plan (UWMP), and indicates that water sources are available to provide water for future growth. The project is not recommending any increase in land use or population in excess of the approved General Plan. Therefore, impacts to water supplies would be less than significant. (f): As a policy document, the Housing Element would not in itself result in impacts to solid waste facilities. However, impacts related to landfill capacity and soli d waste disposal needs resulting from the anticipated population growth (approximately 4,179 residents) have been addressed in the EIR fo r the General Plan. The General Plan EIR indicates implementation of policie s and programs list in Appendix A under Utilities and Services Systems, compliance with the City’s existi ng regulations and standard conditions, and diversion programs would help reduce impacts on solid waste and would guide future provision of solid waste disposal 24 services within the City. In compliance with the General Plan EIR, impacts would be less than significant. (g): A Housing Element is not a project subject solid waste regulation as the project is a policy document, involving no new construction. Anticipated future residential development (1,383 units) and impacts related to solid waste have been addressed in the EIR prepared for the General Plan. The General Plan EIR indicates that the existing regulations and standar d conditions such as compliance with AB 39 and California Solid Waste Reuse and Recycling Access Act of 1991, as well as t he goals, policies, and programs listed in Appendix A under 25 Policy 4.7.1, would serve to reduce impacts related to solid waste. In compliance with General Plan EIR, impacts would be less than significant. 18. MANDATORY FINDINGS OF SIGNIFICANCE. a. Does the project have the potent ial to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impact s that are individually limited, but cumulatively considerable? “Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the 22 City of Downey, Downey Vision 2025 – Comprehensive Gene ral Plan Update Draft EIR Appendix A. July 2004. p A-23–A- 24. 23 City of Downey, Downey Vision 2025 – Comprehensive Ge neral Plan Update Draft EIR. July 2004. p 5-250-5-251. 24 City of Downey, Downey Vision 2025 – Comprehensive Gene ral Plan Update Draft EIR. July 2004. p 5-250-5-251. 25 City of Downey, Downey Vision 2025 – Comprehensive Genera l Plan Update Draft EIR Appendix A. July 2004. p. A-24. City of Downey 2014-2021 Housing Element Update Page 37 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SEC TION III – ENVIRONMENTAL EVALUATION Potentially Potentially Significant Significant Impact - EIR Unless Less Than Analysis Is Mitigation Significant No required Incorporated Impact Impact effects of probable future projects)? c. Does the project have envir onmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Response: (a): The adoption of the updated Housing Element would not in itself have the potential to degrade the quality of environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to elimi nate a plant of animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. All aforementioned environmental impacts t hat could result from the anticipated growth and development of the City have been addressed in the EIR for the Downey Vision 2025 Comprehensive General Plan Update. Policies and implementation measures would reduce all significant impacts to a level of less than significance. (b): All cumulative environmental impacts that could resu lt from the anticipated growth and development of the City have been addressed in the EIR for the Downey Vision 2025 General Plan. The updated Housing Element does not introduce impacts that have not been addressed in the EIR for the Downey Vision 2025 General Plan. General Plan goals, policies, and implementation measures wo uld reduce all cumulatively significant impacts to a level of less than significant. (c): The Housing Element is a policy document that addresses various issues related to housing needs of the City of Downey. No aspect of the document, including its implementation measures has the ability to cause substantial adverse effects on human beings, either directly or indirectly. No Impact would occur. City of Downey 2014-2021 Housing Element Update Page 38 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION V – EXHIBITS SECTION IV. REFERENCES 1. ACRONYMS Air Quality Management Plan AQMP Carbon Dioxide CO 2 Assembly Bill 32, the California Climate Solutions Act of 2006 AB 32 Best Management Practices BMP California Air Resources Board CARB Community Development Block Grant CDBG Congestion Management Plan CMP Councils of Governments COGs Energy and Atmosphere EA Environmental Impact Report EIR Greenhouse gases GHGs Household Hazardous Wastes HHW Housing and Community Development HCD Leadership in Energy and Environmental Design LEED Materials and Resources MR Memorandum of Understanding MOU Methane CH 4 Metropolitan Water District MWD National Pollution Discharge Elimination System NPDES Nitrous Oxide N O 2 2.5 Ozone and Fine Particulate Matter PM Regional Housing Needs Allocation RHNA Regional Water Quality Control Board RWQCB Second Unit Overlay SUD Senate Bill 375, Sustainable Communities and Climate Protection Act of 2008 SB 375 South Coast Air Quality Management District SCAQMD Southern California Association of Governments SCAG Sustainable Sites SS Uniform Building Code UBC Urban Water Management Plan UWMP Water Efficiency WE 2. LIST OF PREPARERS City of Downey – Community Development Department 11111 Brookshire Avenue Downey, CA 90241 David Blumenthal, Senior Planner (562) 904-7154 City of Downey 2014-2021 Housing Element Update Page 39 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION V – EXHIBITS ESA | Community Development 626 Wilshire Boulevard, Suite 1100 Los Angeles, CA 90017 Alexa Washburn, Project Manager Dana Martinez, Environmental Planner Kelly Ross, Technical Editor 3. BIBLIOGRAPHY California Air Resources Board. Air Quality and Land Use Handbook: A Community Health Perspective. April 2005. pg1. City of Downey. Downey Vision 2025 General Plan, Chapter 6: Noise. January 25, 2005. P 6-4 City of Downey. Downey Vision 2025 General Plan Draft EIR. July 2004. City of Downey. Downtown Downey Specific Plan – Draft EIR. September 2010. City of Downey. General Plan Downey Vi sion 2025 Draft EIR Initial Study. March 2004. South Coast Air Quality Management District. 2012 Air Quality Management Plan. December 2012 4. HOUSING ELEMENT UPDATE GOALS, POLICIES, AND PROGRAMS Goal 1: Preserve and Improve Existing Housing Policy 1.1: Monitor and enforce building and property maintenance code standards in residential neighborhoods. Policy 1.2: Promote the repair, revitalization, and rehabilitation of residential structures which have fallen into disrepair. Policy 1.3: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing values and neighborhood quality. Policy 1.4: Provide a high quality of services to maintain the appearance of neighborhoods and quality of life of residents. Policy 1.5: Pursue comprehensive neighborhood preservation strategies for portions of the community that need reinvestment. Goal 2: Encourage a variety of housing types to meet the existing and future needs of City residents. Policy 2.1: Provide adequate sites and zoning to encourage and facilitate a range of housing to address the regional fair share allocation. Policy 2.2: Encourage infill development and recycling of land to provide adequate residential sites. Policy 2.3: Facilitate and encourage the development of affordable housing for seniors, large families, and other identified special housing needs. City of Downey 2014-2021 Housing Element Update Page 40 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION V – EXHIBITS Policy 2.4: Assist private and nonprofit developers in providing affordable housing to low-income residents and special needs groups. Goal 3: Provide Housing Assistance Where Needed Policy 3.1: Use public financial resources, as feasible, to support the provision of housing for lower income households and special needs groups. Policy 3.2: Provide rental assistance to address existing housing problems and provide homeownership assistance to expand housing opportunities. Policy 3.3: Support the conservation of mobile home parks, government- subsidized housing, and other sources of affordable housing. Policy 3.4: Further public-private partnerships to develop, rehabilitate and maintain affordable housing. Goal 4: Remove Governmental Constraints Policy 4.1: Review development fees annually to ensure that fees and exactions do not unduly constrain the production and maintenance of housing. Policy 4.2: Provide for streamlined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production. Policy 4.3: Utilize density bonuses, fee reductions, or other regulatory incentives to minimize the effect of governmental constraints. Policy 4.4: Utilize the Housing Authority as a tool to provide sites and assist in the development of affordable housing. Goal 5: Promote Equal Housing Opportunities Policy 5.1: Encourage the use of barrier-free architecture in new housing developments. Policy 5.2: Provide Fair Housing Services. Program 5 – Housing Opportunity Sites The Downey Land Use Element and Zoning Code provide for a variety of residential land uses to accommodate the City's 2014-2021 Regional Housing Needs Allocation (RHNA). The Zoning Code includes provisions for second units on R-1 and R-2 zoned lots in the City’s Second Unit Development Overlay (SUD) districts, development of additional units on R-1 and R-3 zoned sites that are currently underutilized, and future residential development within the Downtown Downey Specific Plan area. The adopted Downtown Downey Specific Plan, which includes five land use districts allows for mixed use development, which promotes new residential development at densities up to 75 du per acre. To encourage and facilitate the development of a variety of housi ng types, the City will provide information on housing opportunity sites identified in the H ousing Element and any additional areas of the City to interested developers. City of Downey 2014-2021 Housing Element Update Page 41 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION V – EXHIBITS Program 6 - Second Unit Zoning The City has many large lots (7,500 square feet and above) that are underutilized and that can accommodate additional housing. To facilitate affordable rental units for families, the City allows second unit developments. There are 24 designated second unit development areas, 17 of which have potential to accommodate new development. In the R-1 zone, the second unit must be a detached structure; otherwise, it can be attached to the primary unit. In all cases, however, the secondary units cannot be sold separately from the primary unit and the owner must live in one of the units. Recently adopted amendments to the second unit zoning program (November 2008) included allowing second units administerially and permitting a reduction in the required lot size (from 10,000 sq. ft. to 7,500 sq. ft.) to qualify for a second unit, thus increasing opportunities to construct second units in the City. Second units, al so known as “granny flats,” are a practical method for a family to maximize the available land on their own lot. By utilizing land and utilities, a family minimizes construction costs. The City is capitalizing on the Zoning Code by increasing the stock of affordable units while maintain the existing single-family neighborhoods. Development of second unit housing provides lower-income households an affordable housing opportunity typically within a single- family neighborhood setting. Therefore, the City will continue to allow for second units to be constructed within the Second Unit Overlay. To ensure greater participation on behalf of Downey residents in the program, the City is committing to a public outreach program to encourage second unit development, including advertising second unit development opportuniti es on the City’s website, in local newspapers, in local utility bills, and at various community centers, including the Public Library. The City is also committed to monitoring t he effectiveness of this program by conducting annual monitoring to determine the level of program participation by Downey residents. Program 9 - Section 8 Rental Assistance The Section 8 program provides rent subsidies to very low income households who overpay for housing. Prospective renters secure housing from HUD-registered apartments that accept the certificates. HUD then pays the landlords the difference between what the tenant can afford (30 percent of their income) and the payment standard negotiated for the community. The City maintains an on-going memorandum of understanding (MOU) with the Los Angeles County Housing Authority, which permits the Authority to provide rental assistance programs in the City of Downey. The City’s Housing Division keeps record on the number of households in Downey that partici pate in the Section 8 program. On average, there are approximately 620 households that participate in this program annually. The Housing Division regularly refers and provides general qualification and program information to interested individuals. While the City is not directly responsible for the administration of this program, Staff can direct residents to t he County website and provide information on the program at City Hall, on the City website and in public places. Program 19 - Lot Consolidation Parcels identified as part of the Downtown Downey Specific Plan zone range in size from City of Downey 2014-2021 Housing Element Update Page 42 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION V – EXHIBITS approximately 0.5 acres to 2.5 acres and in some cases are narrow or shallow in size, which could be seen as an additional constraint to the development of housing. To encourage the development of residential and mixed-use projects, the City offers incentives to encourage lot consolidation including: a reduction in the minimum lot size/dimensions. Also, when feasible Staff encourages applicants to utilize the Lot Line Adjustment process to consolidate parcels, which is an administrative process with lower fees. To encourage lot consolidation and to promote more intense residential and mixed use development on vacant and underutilized sites within the Downtown Downey Specific Plan area, the City may also offer to subsidize a portion of devel opment fees. The City will promote the program at City Hall, on its website and will evaluate requests for funding on a case by case basis. Program 20 - Reasonable Accommodation for Persons with Disabilities Pursuant to Government Code Section 65583, the City of Downey is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The Fair Housing Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. Reasonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirem ents from the local government to ensure equal access to housing opportunities. Cities and coun ties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair housing laws and case law interpreting the statutes. The City of Downey encourages and promotes accessible housing for persons with disabilities. This incl udes the retrofitting of existing dwelling units and enforcement of the State accessibility standards for new residential construction. The City is committed to assisting residents in need of reasonable accommodation and offers financial assistance though the Housing Rebate and Grant Program, and will continue to direct eligible residents to apply for funds. Applicants can apply for grants or a rebate to complete improvement projects that remove cons traints to their living facilities. In general, City Staff takes into consideration the provisions of the Americans with Disabilities Act (ADA) in the review and approval of housing projects and grants modifications and deviations from the Municipal Code to accommodate the needs of persons with disabilities. The City anticipates that they will have formal reasonable accommodations prepared by 2013, however in the instance that formal procedures are not implemented during the 2008-2014 planning period due to Staff cutbacks, the City would ensure that they are implemented within one year of Housing Element adoption. Program 22 - Fair Housing The City will continue to contract with a Fair Housing Foundation to provide residents with fair housing services using Community Development Block Grant (CDBG) funds. Fair housing services provided by the Fair Housing Foundation include counseling and mediation between tenants and landlords. The Fair Housing Foundation also conducts seminars and information activities throughout the region. The City will refer fair housing complaints to the Fair Housing Foundation as appropriate. The City will assist in program outreach through placement of fair housing program multilingual br ochures at the public counter, City library, post office, and other community locations. City of Downey 2014-2021 Housing Element Update Page 43 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION V – EXHIBITS GENERAL PLAN GOALS, POLICIES, AND IMPLEMENTATION MEASURES The following goals, policies, and implementation measures of the General Plan and Specific Plan are referenced in the Initial Study: Downtown Downey Specific Plan Policy 3.6.10.C: Site Specific Historical Survey and Evaluation, which states that all areas slated for development or other ground-disturbing activities in the Specific Plan area that contain structures 45 years or older at the time of project initiation shall be completed for all structures on a proposed project site or immediate vicinity that are 45 years older at the time of project initiation or if sufficient time has passed to obtain a scholarly perspective on the events or individuals associated with the resource to understand its historical importance. Policy 3.6.10.D: Halt Work for Accidental Discovery of Historical Materials, which states that should prehistoric or historic subsurface cultural resources be discovered during construction, all activity in the vicinity of the find shall stop and a qualified archaeologist shall be contacted to assess the significance of the find finding according to CEQA Guidelines Section 15064.5. Policy 3.6.10.E: Halt Work for Accidental Discovery of Paleontological Resources, which states that in the event of paleontological resources are discovered, the lead agency shall notify a qualified paleontologist. Hazards and Hazardous Materials Policy 5.1.1: The City shall prepare for protecting life and property in the event of natural and non natural disasters. Geology and Soils Policy 5.2.1: The City shall promote programs that minimize hazards in the event of a major earthquake. Air Quality Program 1.6.1.2: Examine and promote land uses that encourage telecommuting, thus reducing VMR (vehicle miles traveled) as required by the air quality plan. Policy 2.3.1: Encourage the use of public transit. Program 2.3.1.8: Encourage Downey businesse s to provide employee information to public transit authorities to assist in their planning for public transit services. Program 2.3.2.1: Promote the development of park and ride facilities. Program 2.3.2.2: Promote ridesharing through provision of information to the public. City of Downey 2014-2021 Housing Element Update Page 44 March 27, 2013 CEQA INITIAL STUDY – PLN-12-00282 SECTION V – EXHIBITS Program 2.3.2.3: Promote transit-oriented developments. Program 2.3.2.6: Encourage efforts to shift the time of day trips away from peak commuter hours through the use of flex-time, staggered working hours, and other means. Policy 2.6.1: Encourage bicycling as an attractive alternative to vehicular transportation. Policy 2.6.2: Encourage walking as an alternative to vehicular transportation. Utilities and Service Systems Policy 4.7.1: The City shall require recycling and source reduction in residential, commercial and industrial areas of the City. City of Downey 2014-2021 Housing Element Update Page 45 March 27, 2013 ùóèãíöøíåî÷ã  ôÍÇÉÓÎÕ÷Ð×Ï×ÎÈ ïÛà ìÊ×ÌÛÊ×ØÖÍÊÈÔ× ùÓÈÃÍÖøÍÅÎ×ÃÚÃ÷éû Ó¿§ îðïí Prepared For: City of Downey 11111 Brookshire Avenue Downey, CA Prepared By: Environmental Science Associates (ESA) 626 Wilshire Avenue Los Angel es, CA ï îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ̸·­ п¹» ײ¬»²¬·±²¿´´§ Ô»º¬ Þ´¿²µ î îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ß½µ²±©´»¼¹»³»²¬­ Ý·¬§ ݱ«²½·´ Mario Guerra, Mayor Fernando Vasquez, Mayor Pro Tem Luis Marquez, Council Member Roger Brossmer, Council Member Alex Saab, Council Member д¿²²·²¹ ݱ³³·­­·±² Louis Morales, Chairperson Robert Kiefer, Vice Chairperso n Hec t or Lujan, Commissioner Matias Flores, Commissioner Jim Rodriquez, Commissioner Ý·¬§ Ó¿²¿¹»®­ Ѻº·½» Gilbert Livas, City Manager John Oskoui, Assistant City Manager ݱ³³«²·¬§ Ü»ª»´±°³»²¬ Ü»°¿®¬³»²¬ Brian Saeki, Community Development Director Will iam Davis, City Planner David Blumenthal, Project Manager Edward Velasco, Housing Manager Jose Vazquez, Housing Rehabilitation Specialist ݱ²­«´¬¿²¬ Ì»¿³ Alexa Washburn, Project Director Sarah Walker, Project Manager Dana Martinez, Project Planner îðïì ó îðîï ر«­·²¹ Û´»³»²¬ í Ý·¬§ ±º ܱ©²»§ ̸·­ п¹» ײ¬»²¬·±²¿´´§ Ô»º¬ Þ´¿²µ ì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ì¿ ¾´» ±º ݱ²¬»²¬­ ïò ײ¬®±¼«½¬·±² òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòò ç 1.1 – Housing Overview ................................ ................................ ................................ ................ 9 1.2 – Housing Element State Law ................................ ................................ .............................. 12 1.3 – Required Housing Element Contents ................................ ................................ .............. 14 1.4 – Public Parti cipation ................................ ................................ ................................ ........... 16 1.5 – General Plan Consistency ................................ ................................ ................................ 17 1.6 – Organization of the Element ................................ ................................ ............................ 17 îò ر«­·²¹ д¿² òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòò ïç íò Ï«¿²¬·º·»¼ Ѿ¶»½¬·ª»­ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòò íç 3.1 – Affordable Housing Objectives ................................ ................................ ....................... 39 ìò ر«­·²¹ Ю±º·´» òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òò ìï 4.1 – Population Trends and Characteristics ................................ ................................ ........... 41 4.2 – Housing Char acteristics ................................ ................................ ................................ .... 45 4.3 – Special Needs Groups ................................ ................................ ................................ ...... 50 4.4 – Housing Characteristics ................................ ................................ ................................ .... 60 4.5 – Assisted Housing At - Risk of Conversion ................................ ................................ ........... 70 ëò ر«­·²¹ ݱ²­¬®¿·²¬­ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòò éï 5.1 – Governmental Constraints ................................ ................................ ............................... 71 5.2 – Non - Governmental Constraints ................................ ................................ ....................... 87 5.3 – Environmental Constraints ................................ ................................ ................................ 91 êò ر«­·²¹ λ­±«®½»­ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòòòòò çí 6.1 – Regional Housing Needs Allocation (RHNA) ................................ ................................ . 93 6.2 – AB 1233 Compliance ................................ ................................ ................................ ........ 94 6.3 – Densities to Accommodate Lower Income Housing ................................ ................... 97 6.4 - Summary of Available Sites ................................ ................................ ............................. 133 6.5 – Financial Resources ................................ ................................ ................................ ......... 135 6.6 – Energy Conservation Opportunities ................................ ................................ .............. 146 éò Ю±¹®»­­ λ°±®¬ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïìç ß°°»²¼·¨ ßæ Í·¬»­ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò ïêë ß°°»²¼·¨ Þæ Ñ«¬®»¿½¸ òòòòòòòòòòòòòòòòòòòòòòòòòòòòòòòò òòòòòòòòòòòòòòòòòòòòòòòòò ïèé ë îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ô·­¬ ±º Ì¿¾´»­ Table 1 - 1: Housing Element Requirements ................................ ................................ .............. 14 Table 3 - 1: Quantified Objectives ................................ ................................ .............................. 40 Table 4 - 1: Population Growth Tren ds ................................ ................................ ....................... 42 Table 4 - 2: Age Distribution ................................ ................................ ................................ ......... 43 Table 4 - 3: Racial and Ethnic Change ................................ ................................ ...................... 44 Table 4 - 4: Employment by Sector ................................ ................................ ............................ 45 Table 4 - 5: Downey Household Characteristics ................................ ................................ ....... 46 Table 4 - 6: Average Household Size ................................ ................................ .......................... 47 Table 4 - 7: Overcrowding by Tenure ................................ ................................ ......................... 48 Table 4 - 8: Downey Household Income – 2010 ................................ ................................ ....... 49 Table 4 - 9: Summary of Housing Overpayment in Downey ................................ ................... 49 Table 4 - 10: Special Needs Groups ................................ ................................ ........................... 50 Table 4 - 11: Disa bility Status of Non - Institutionalized Persons ................................ ................ 52 Table 4 - 12: Developmentally Disabled Residents by Age ................................ .................... 53 Table 4 - 13: Housing P roblems for All Households ................................ ................................ ... 56 Table 4 - 14: Inventory of Homeless Services and Facilities in the Region ............................ 57 Table 4 - 15: Housing Gro wth Trends ................................ ................................ .......................... 60 Table 4 - 16: Comparative Housing Unit Mix in 2000 - 2010 ................................ ....................... 61 Table 4 - 17: Age of Housing Stock ................................ ................................ ............................. 62 Table 4 - 18: Affordable Housing Costs by Tenure ................................ ................................ ... 63 Table 4 - 19: 2010 Median Housing Unit Values ................................ ................................ ........ 64 Table 4 - 20: Number of Bedrooms ................................ ................................ ............................. 65 Table 4 - 21: Median Housing Rental Rates ................................ ................................ ............... 65 Table 4 - 22: Inventory of Rental Units ................................ ................................ ........................ 66 Table 4 - 23: Tenure by Number of Units in Structure ................................ ............................... 67 Table 4 - 24: Housing Affordability by Income Group ................................ ............................. 69 Table 4 - 25: Affordable Housing At - Risk of Conversion to Market Rate ............................... 70 Table 5 - 1: Single Family Development Standards ................................ ................................ .. 74 Table 5 - 2: Multi - Family Development Standards ................................ ................................ ... 75 Table 5 - 3: Downtown Downey Specific Plan Regulations ................................ .................... 77 Table 5 - 4: Downey Mobile Home Parks ................................ ................................ ................... 79 Table 5 - 5: Fees Charged For Residential Development ................................ ....................... 82 Table 5 - 6: Developm ent Impact Fees Per Unit ................................ ................................ ....... 83 Table 5 - 7: Disposition of Loans ................................ ................................ ................................ .. 90 Table 6 - 1: Regional Housing Needs Allocation 2014 - 2021 ................................ .................... 94 Table 6 - 2: Regional Housing Needs Allocation 2008 - 2014 ................................ ................... 95 Table 6 - 3: Combined 2008 - 2014 and 2014 - 2021 RHNA ................................ ........................ 95 Table 6 - 4: 2014 - 2021 RHNA Including AB 1233 Shortfall ................................ ........................ 96 Table 6 - 5: Residentially Zoned Land Opportunity Areas ................................ ..................... 100 ê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Table 6 - 6: Second Unit Overlay Areas ................................ ................................ ................... 101 Table 6 - 7: Accommodation of the 2014 - 2021 RHNA ................................ ........................... 133 Table 6 - 8: Financial Resources Available for Housing Activities ................................ ......... 136 Table 7 - 1: Housing Accomplishments ................................ ................................ .................... 150 Table A - 1: Parcels zoned R - 1 ................................ ................................ ................................ ... 166 Table A - 2: Parcels zoned R - 3 ................................ ................................ ................................ ... 167 Table A - 3: Parcels within the Second Unit Overlay ................................ .............................. 168 Table A - 4: Specific Plan Opportunity Sites ................................ ................................ ............ 175 Table A - 5: Downtown Downey Specific Plan Parcels ................................ ......................... 178 Table B - 1: Stakeholder Groups Contacted for Workshops ................................ ................. 190 Ô·­¬ ±º Û¨¸·¾·¬­ Figure 1: City of Downey Location Map ................................ ................................ ................. 10 Figure 2: Residentially Zoned Opportunity Sites ................................ ................................ ...... 99 Figure 3: Second Unit Opportunity Sites ................................ ................................ ................ 102 Figure 4: Downtown Downey Specific Plan ................................ ................................ .......... 106 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ é Ý·¬§ ±º ܱ©²»§ ̸·­ п¹» ײ¬»²¬·±²¿´´§ Ô»º¬ Þ´¿²µ è îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïò ײ¬®±¼«½¬·±² ïòï ر«­·²¹ Ѫ»®ª·»© ïòïòï Ø·­¬±®·½¿´ л®­°»½¬·ª» The City of Downey is a full service City of more than 11 2 ,000 pe ople located in Los Angeles County . As shown in , Downey is located near and adjacent to four Figure 1 major freeways including Interstates 5, 105, 605 and 710. Settlement in the Downey area first occurred in 1873 when John Downey began subdividing the loc al Spanish ranchos. Soon after, the Southern Pacific Railroad was completed near the settlements, and the community developed into a hub for local agricultural businesses. By the early 1900s, the City was well established, with a Sunkist packing plant an d retail businesses downtown. The World War II years marked the birth of the aerospace and petroleum industries in Downey. North American Rockwell began producing aircraft for the war, and later became the home of the Apollo and the Space Shuttle progr ams. In 1956, the City of Downey incorporated amidst a post - war population boom. Following incorporation during the 1950s and 1960s, the population grew from under 30,000 to more than 86,000, as agricultural land was rapidly replaced by new housing devel opments. By 1970, almost no agricultural land remained in the community. Downey continued to prosper during the 1970s and 1980s, particularly due to defense industry related employment at the NASA/Rockwell Plant. During this time, the City became eve n more accessible and central to the Southern California economy with the planning and development of the Interstate 105 and the Metro Green Transit Line with the Lakewood Avenue Station. This transit corridor facility was routed through the southern port ion of the City, directly connecting the City of Norwalk with the Los Angeles International Airport and the South Bay - Redondo Beach area. As a result of the development of the freeway and transit line, hundreds of homes were removed and the population of the City declined slightly. Today Downey is home to numerous families and offers a virtual plethora of employment opportunities. The City’s location and freeway access make it an ideal location to reside within the region. The City is recent years is p lanning for future growth, specifically new residential development, through major planning efforts, like the Downtown Downey Specific Plan. The Specific Plan area has already seen a number of development applications and is positioned to serve as a cataly st for revitalization of key neighborhoods within the City. ç îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ú·¹«®» ïæ Ý·¬§ ±º ܱ©²»§ Ô±½¿¬·±² Ó¿° ïð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ïòïòî Ü»³±¹®¿°¸·½­ The City’s economic and population growth over the past five decades has been accompanied by a shift in the demographic characteris tics of the population. Significant changes include an increase in the number of family households in the City, racial composition of the City shifting from a non - Hispanic white majority to a Hispanic majority and a decrease in the average age of resident s in the City. Generally, a large proportion of residents living in Downey are young, middle class, families that seek a variety of housing options that are affordable and located strategically to access the region. ïò ïòí ر«­·²¹ ͬ±½µ In 2010, t here were a total of 34,836 dwelling units in the City , a nominal increase ( 0. 3 percent) from the 2000 Census . The City’s housing stock is predominately characterized by single - family detached dwelling units which comprise 65 percent of the housing stock. As the City plans for future housing activity it is important to note that approximately 86% of the City’s housing stock is more than 30 years old and may be in need of repair or rehabilitation. Despite the limited availability of vacant residentially zoned land in the City, Downey has experienced modest housing growth over the past several decades. Through incentive programs the City has encouraged larger underutilized parcels including large residential estate/agricultural parcels to be recycled and divide d into smaller parcels for new single family homes or consolidated for the development of larger projects. In 2010 the City also adopted the Downtown Downey Specific Plan (Specific Plan). The Specific Plan was initiated by the City to guide growth and fa cilitate development in the Downtown core, encourage economic revitalization, and create a dynamic center of activity in the City. The 131 - acre Specific Plan area is envisioned to take the form of a traditional downtown, including a civic center, transit c enter and central gathering space supported by commercial and residential development. A key component of the Specific Plan is the introduction of housing into the Downtown area, an existing low density commercial hub, at densities up to 75 dwelling units per acre. The Specific Plan is intended to establish the Downtown as a vibrant urban center with dining, employment, housing, shopping, entertainment, and cultural opportunities all within a short walking distance of one another. As a successfully develop ed community, Downey will focus on preserving and enhancing existing housing, while encouraging and facilitating compatible higher îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïï Ý·¬§ ±º ܱ©²»§ density development within the 2014 - 2021 Housing Element. Housing goals, policies and programs will aim to preserve the cond ition of the existing housing stock, develop new housing in specific targeted growth districts, provide affordable housing opportunities for all income groups, and to improv e the quality of life in the City’s neighborhoods. ïòî ر«­·²¹ Û´»³ »²¬ ͬ¿¬» Ô¿© California State Housing Element Law (California Government Code Article 10.6) establishes the requirements for Housing Elements of the General Plan. Specifically, California Government Code Section 65588 requires that local governments review and re vise the Housing Element of their Comprehensive General Plans not less than once every five years. The California State Legislature has identified the attainment of a decent home and suitable living environment for every Californian as the State's major h ousing goal. Recognizing the important role of local planning programs in the pursuit of this goal, the Legislature has mandated that all cities and counties prepare a Housing Element as part of their comprehensive General Plans. summarizes the se State Table 1 - 1 requirements and identifies the applicable sections in the 2014 - 2021 Housing Element where these requirements are addressed. Downey's Housing Element was last updated in 20 09 and is currently being updated for the years 2014 to 2021 as part of th e new update cycle for jurisdictions within the SCAG (Southern California Association of Governments) region to allow for synchronization with the 2012 - 2035 Draft Regional Transportation Plan and Sustainable Communities Strategy (RTP/SCS). The Element sets forth an 8 - year strategy to address the City’s identified housing needs, including specific implementing programs and activities. Various amendments have been made to Housing Element law since adoption of the City’s current Housing Element. These incl ude : Requires the City , upon adoption of the Housing Element, to identify AB 162: specific flood hazard zones in the Land Use Element and specific floodwater and groundwater recharge areas in the Conservation and Safety Elements. Requires the C ity, u pon the adoption of a Housing Element, to update SB 244: the Land Use Element to include data and analysis, goals, and implementation measures regarding unincorporated island, fringe, or legacy communities and their infrastructure needs. ïî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ In additio n to the existing special needs groups, the City must include SB 812: an analysis of the housing needs for developmentally disabled persons. Under certain conditions, the City can now count multi - unit AB 1867: homeownership units that have been converted to affo rdable units toward their RHNA allocation . For jurisdictions that do not submit their adopted 2014 - SB375 Implications: 2021 housing element update within 120 days of the October 2013 deadline, their housing element updates revert to a four - year cycle. The contents of this updated Housing Element comply with these amendments and all other requirements of Housing Element law. ïòîòï λ¹·±²¿´ ر«­·²¹ Ò»»¼­ ß­­»­­³»²¬ Section 65583 of the Government Code sets forth the specific components to be contained in a community's housing element. Included in these requirements is an obligation on the part of local jurisdictions to provide their “fair share” of regional housing needs. Local governments and Councils of Governments (COGs) are required to determine e xisting and future housing need and the allocation of said need must be approved by the California Department of Housing and Community Development (HCD). Downey is a member of the Southern California Association of Governments (SCAG) and SCAG is responsib le for preparing the Regional Housing Needs Assessment for the six - county territory that it represents. HCD established the planning period for the current Regional Housing Needs Assessment (RHNA) from January 1, 20 14 to September 30, 20 21 . For the 2014 - 2021 planning period the City was allocated a total of 814 units, including 210 for very low income, 123 for low income, 135 for moderate income, and 346 for above - moderate income households. C hanges to Housing Element law, specifically, AB 1233 passed i n January 2006, requires “communities that failed to comply with requirements to make available sufficient sites to meet their regional housing need in the previous planning period must, within the first year of the new planning period, zone or rezone enou gh sites to accommodate the RHNA not accommodated from the previous planning period.” The Housing Element for the 2008 - 2014 planning period was adopted in 2010 and certified by HCD, but the City was unable to complete the rezoning necessary to îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïí Ý·¬§ ±º ܱ©²»§ provide a dequate sites to accommodate the City’s lower income RHNA. Specifically per Program 5 , Land Use Element/Zoning , the Downey Landing Specific Plan was not amended to accommodate residential units. Consequently, the City is required to plan for the curren t planning period of 2014 - 2021 as well as any unaccommodated shortfall identified from the previous (2008 - 2014) planning period. The City has provided a strategy in , to address AB 1233 as well the current RHNA Section 6, Housing Resources allocation. ï òí λ¯«·®»¼ ر«­·²¹ Û´»³»²¬ ݱ²¬»²¬­ State law contains very specific information concerning the content and effect of programs identified to implement the housing element. The S tate’s housing element requirements are summarized in . Table 1 - 1 Ì¿¾´» ï ó ïæ ر«­·²¹ Û´»³»²¬ λ¯«·®»³»²¬­ Gov. Code Reference in Housing Issues Requiring Analysis Section Element Analysis of employment trends. Section 65583.a Section 4.1. 4 Projection and quantification of existing and Section 65583.a Section 4.3.6 projected housing needs for all income groups. Analysis and documentation of the City ’s housing characteristics , including cost for housing Section 65583.a Section 4.4.4.D compared to ability to pay, overcrowding, and housing condition. An inventory of land suita ble for residential development, including vacant sites and sites Section 65583.a Section 6.3.1 having redevelopment potential. Analysis of existing and potential governmental constraints upon the maintenance, improvement Section 65583.a Section 5.1 or development of housing for all income levels. Analysis of existing and potential non - governmental (private sector) constraints upon Section 65583.a Section 5.2 maintenance, improvement or development of housing for all income levels. ïì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Gov. Code Reference in Housing Issues Requiring Analysis Section Element Analysis concerning the needs of the homeless. Section 65583.a Section 4.3.7 Analysis of special housing needs: handicapped, elderly, large families, farm workers, and female - Section 65583.a Section 4.3 headed households. Analysis of opportunities for energy conservation Section 65583.a Section 6. 6 wi th respect to residential development. Identification of Publicly - Assisted Housing Section 65583.a Section 4.5 Developments. Identification of Units at Risk of Conversion to Section 65583.a Section 4.5 Market Rate Housing. Identification of the City’s goal relative to the maintenance, improvement, and development of Section 65583.a Section 2 Goal 1 housing. Analysis of quantified objectives and policies relative to the maintenance, improvement, and Section 65583.b Section 3 development of housing. Identification of adequate sites that will be made available through appropriate action with Section Section 6.3.1 required public services and facilities for a variety 65583.c(1) of housing types for all income levels. Identifi cation of strategies to assist in the Section development of adequate housing to meet the Section 6.3 65583.c(2) needs of low and moderate - income households. Description of the Public Participation Program in Section 65583.d Section 1.4 the formulation of Housing Element Goals, Poli cies, and Programs. Description of the Regional Housing Needs Section 65583.e Section 6.1 Assessment (RHNA) prepared by the Southern California Association of Governments. Review of the effectiveness of the past Element, Section 65583.f Section 6.2 inclu ding the City’s accomplishments during the previous planning period. Source: State of California, Department of Housing and Community Development. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïë Ý·¬§ ±º ܱ©²»§ ïòì Ы¾´·½ ﮬ·½·°¿¬·±² Section 65583 (c ) ( 7) of the Government Code sta tes that, "The local government shall make diligent effort 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." A discussion of citizen participat ion is provided below. Prior to the submittal of the Housing Element for initial review, two public workshops were held to inform City Council, Planning Commission, residents, and interested stakeholders of the 2014 - 2021 Housing Element update process. The goal of t he workshop s was to receive feedback related to the current and future housing ne eds of the City. A public workshop to provide general information on the Housing Element process was held with the City Council on November 27 , 20 12 and a second workshop with the Planning Commissio n was held on December 19, 2012 . Both wo rkshops were noticed in the Downey Patriot, the local paper, as an 1/8 page ad, and flyers th advertising the meetings were mailed directly to stakeholders, posted on the main page of the City’s website , and shown on a digital monitor at City Hall. A copy of the flyer and a list of the stakeholder groups that received that mailing are provided in Appendix B. In December of 2012 the Draft Housing Element was submitted to the State Department of Housing and Community Development for their initial review . In February 2013, the City received news from HCD that after only one round of review the Draft Element had been precertified, meeting all the requirements of State law. To formally adopt the Housing Element, additional hearings are planned before both the Planning Commission and City Council. These meetings are scheduled for May 1 and May 28, 2013, respectively. Notification for these hearings will be published in the local newspaper , posted at prominent public facilities, and provided on the City’s website in advance of each hearing. ïê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ïòë Ù»²»®¿´ д¿² ݱ²­·­¬»²½§ The Downey Vision 2025 General Plan is comprised of the following nine elements: 1) Land Use; 2) Economic Developm ent; 3) Circulation; 4) Housing; 5) Open Space; 6) Conservation; 7) Safety; 8) Noise; and 9) Design. The Housing Element builds upon the other General Plan elements and is entirely consistent with the policies and proposals set forth by the Plan. As port ions of the General Plan are amended in the future, the Downey Vision 2025 General Plan (including the Housing Element) will be reviewed to ensure internal consistency is maintained. ïòê Ñ ®¹¿²·¦¿¬·±² ±º ¬¸» Û´»³»²¬ The Housing Element sets forth housi ng goals and policies for Downey to address the City’s existing and projected housing needs. Specific housing programs to implement these goals and policies are identified in the , Housing Plan . The updated S ection 2 Downey Housing Element is comprised of the following major components: 1. Preparation of a Housing Plan to address Downey's identified housing needs, including housing goals, policies and programs. 2. An analysis of the City's population, household and employment base, and the characteristics of th e housing stock . 3. An updated evaluation of housing need, including the housing needs of very low - income households and the disabled. 4. An examination of governmental and non - governmental constraints on the production, maintenance, and affordability of housing . 5. Preparation of an inventory of housing resources including potential housing sites in the community to accommodate and facilitate housing development . 6. An assessment of past housing element accomplishments. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïé Ý·¬§ ±º ܱ©²»§ ̸·­ п¹» ײ¬»²¬·±²¿´´§ Ô»º¬ Þ´¿²µ ïè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ îò ر«­·²¹ д¿² For the City of D owney the enduring objective is to facilitate and encourage housing that fulfills the diverse needs of the community. To achieve this goal the Housing Plan identifies long - term housing goals and shorter - term policies to address the identified housing needs . The goals and policies are then implemented through a series of housing programs. Programs identify specific actions the City plans to undertake toward achieving each goal and policy. The goals, policies, and programs with in the Housing Plan build upo n the identified housing needs in the community, constraints confronting the City, and resources available to address the housing needs. This Plan will guide City housing policy through the 2014 - 2021 planning period. Downey ’s housing goals, policies, and p rograms address the following five major areas: 1. Housing and Neighborhood Conservation; 2. Adequate sites to achieve a diversity of housing; 3. Opportunities for affordable housing; 4. Remov al of governmental constraints, as necessary; and 5. Promot ion of equal hous ing opportunities . Downey’s housing plan for addressing unmet needs, removing constraints, and achieving quantitative objectives is described in this section according to the above five areas. The housing programs introduced on the following pages includ e programs that are currentl y in operation and new programs which have been added to address the City’s housing needs. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïç Ý·¬§ ±º ܱ©²»§ Ù±¿´ ïæ Ю»­»®ª» ¿²¼ ׳°®±ª» Û¨·­¬·²¹ ر«­·²¹ Continued maintenance and preservation of the existing housing stock in Downey is cru cial to ensure quality neighborhoods. Housing programs focused on the achievement of this goal include rehabilitation of single - and multi - family housing units, code enforcement, and efforts to preserve assisted housing units at risk of converting to marke t - rate housing. Through code enforcement, neighborhood, and home improvement programs, the City is able to maintain the condition of existing housing units. б´·½§ ïòïæ M onitor and enforce building and property maintenance code standards in residential ne ighborhoods. б´·½§ ïòîæ P romote the repair, revitalization, and rehabilitation of residential structures which have fallen into disrepair. б´·½§ ïòíæ Promote increased awareness among property owners and residents of the importance of property mainte nance to long - term housing values and neighborhood quality. б´·½§ ïòìæ P rovide a high quality of services to maintain the appearance of neighborhoods and quality of life of residents. б´·½§ ïòëæ Pursue comprehensive neighborhood preservation strategi es for portions of the community that need reinvestment. Ю±¹®¿³ ï ó ݱ¼» Û²º±®½»³»²¬ The enforcement of existing property maintenance codes is a primary means to preserve housing and the quality of neighborhoods. The Code Enforcement Division is respon sible for enforcing City ordinances affecting property maintenance, building conditions, and other housing and neighborhood issues. The Code Enforcement Division handles approximately 70 complaints a month for these types of violations. Building code viola tions are referred to the Building Division and to housing staff for rehabilitation assistance. Continue to conduct inspections on a complaint basis Program Objective : through the City’s Code Enforcement Division. îð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ : General Fund, CDBG Funding Source Code Enforcement Resp onsible Agency: : 2014 - 2021 Time Frame Ю±¹®¿³ î ̸» ر«­·²¹ λ¾¿¬» ¿²¼ Ù®¿²¬ Ю±¹®¿³ The Housing Rebate and Grant P rogram will offer homeowners the opportunity to apply for small grants and loans to complete improvement projects on t heir properties. The Housing Grant Program provides assistance for very low income households, offering grant s up to $10,000 to allow residents to address code enforcement violations, health and safety concerns and complete exterior painting . The Grant Pr ogram also provides funding to residents to complete exterior and interior home repairs as well as perform architectural modifications to achieve ADA compliance or reasonable accommodation for residents with disabilities. The Housing Rebate portion of the program will focus on providing a refund of 50% or 80% , to homeowners that have completed a wide range of property, structural, and energy/w ater conservation improvements. Address property, structural, and energy/water conservation Program Objective : i mprovements for low income homeowners in the City. The City anticipates that 10 projects will be a ssisted annually based on funding availability. CDBG and HOME Funding Source: : Housing Responsible Agency 2014 – 2021 Time Frame: îï îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ю±¹®¿³ í Ó±²·¬±® ¿² ¼ Ю»­»®ª» ߺº±®¼¿¾´» ر«­·²¹ The City will continue to keep an inventory of affordable housing units and promote, through the Housing Division, the use of additional affordable housing assistance programs, as appropriate, to preserve existing affordable units that are at risk of converting to market - rate. When available, the City will utilize resources such as HUD Section 208/811 loans, HOPE II and III Homeownership program funds, HOME funds, CDBG funds, Low - Income Housing Tax Credit Programs , California Housing Finance Agency single - family and multi - family programs, programs to stimulate private developer and non - profit entity efforts in the development and financing of housing for lower and moderate - income households. The City will facilitate discussions between developers and local banks to meet their obligations pursuant to the California Community Reinvestment Act (CCRA) providing favorable financing to developers involved in projects designed to provide lower and moderate - income housing opportunities. Similar l y , the City will maintain a list of mortgage lenders participating in the California Housing Finance Agency (CHFA) program and refer the program to builders or corporations interested in developing housing in the City. City St aff will m aintain a list of affordable units throughout Program Objective : the City including affordability information to ensure landlords are compliant with deed restrictions and to preserve affordable units. The Housing Division will c ontinue to pursue partnership opportu nities with non - profits to preserve and expand affordable housing in the City. CDBG, HOME Funding Source: : Housing Responsible Agency 2014 – 2021 Time Frame: îî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ю±¹®¿³ ì Û²»®¹§ Ûºº·½·»²¬ Ü»­·¹² The City will review ordinances and recommend changes w here necessary to encourage energy efficient housing design and practices that are consistent with State regulations. The City provides information on their website and will continue to periodically update their literature regarding energy conservation, in cluding solar power, energy efficient insulation, and subsidies available from utility companies, and encourage homeowners and landlords to incorporate these features into construction and remodeling projects. When possible the City will encourage energy c onservation devices including, but not limited to lighting, water heater treatments, and solar energy systems for all new and existing residential projects. The City will encourage maximum utilization of Federal, State, and local government programs, incl uding the County of Los Angeles Home Weatherization Program that are intended to help homeowners implement energy conservation measures. Additionally, as part of the Housing Preservation Program and the Home Improvement Loan Program, outlined above, reside nts can apply for loans to increase the energy efficiency of their home. : Maintain and distribute literature on energy conservation, Program Objective including solar power, additional insulation, and subsidies available from utility companies, and enco urage homeowners and landlords to incorporate these features into construction and remodeling projects. Encourage energy conservation devices, including but not limited to lighting, water heater treatments, and solar energy systems for all residential proj ects. Encourage maximum utilization of Federal, State, and local government programs, such as the County of Los Angeles Home Weatherization Program, that assist homeowners in providing energy conservation measures. Continue to provide information on home l oan programs available through the City and encourage residents to use the programs to implement energy efficient design. General Plan Funding Source: Planning Responsible Agency: Ongoing 2014 - 2021 – The City will continue to monitor technology Time Frame: advances and new materials and equipment and review new ordinances when appropriate. îí îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ù±¿´ îæ Û²½±«®¿¹» ¿ ª¿®·»¬§ ±º ¸±«­·²¹ ¬§°»­ ¬± ³»»¬ ¬¸ » »¨·­¬·²¹ ¿²¼ º«¬«®» ²»»¼­ ±º Ý ·¬§ ®»­·¼»²¬­ò Downey strives to achieve a balanced community, with housing unit s available for all income segments of the population. The existing housing stock offers many affordable options throughout the City. The intent of this goal is to assist in the provision of adequate housing to meet the needs of the community, including th e needs of both renter and owner households. б´·½§ îòï : Provide adequate sites and zoning to encourage and facilitate a range of housing to address the regional fair share allocation . б´·½§ îòîæ Encourage infill development and recycling of land to pr ovide adequate residential sites. б´·½§ îòíæ Facilitate and encourage the development of affordable housing for seniors, large families, and other identified special housing needs. б´·½§ îò ì æ Assist private and nonprofit developers in providing affor dable housing to low - income residents and special needs groups. Ю±¹®¿³ ë ر«­·²¹ Ñ°°±®¬«²·¬§ Í·¬»­ The Downey Land Use Element and Zoning Code provide for a variety of residential land uses to accommodate the City's 2014 - 2021 Regional H ousing N eed s A llocation (RHNA). The Zoning Code includes provisions for second units on R - 1 and R - 2 zoned lots in the City’s Second Unit Development Overlay (SUD) districts, development of additional units on R - 1 and R - 3 zoned sites that are currently underutilized, and future residential development within the Downtown Downey Specific Plan area . The adopted Downtown Downey Specific Plan, which includes five land use districts allows for mixed use development, which promote s new residential development at densities up to 75 du per acre. To encourage and facilitate the development of a variety of housing types, the City will provide info rmation on housing opportunity sites identified in the Housing Element and any additional areas of the City to interested developers. : Staff will c ontinue to facilitate the redevelopment of Program Objective underutilized sites through various outreach methods to the development community through an updated inventory available throughout the 2014 - 2021 îì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ planning cycle. Provide informatio n to interested developers and on the City’s website about potential residential opportunity sites. General Fund Funding Source: Economic Development Responsible Agency: Ongoing 2014 - 2021 Time Frame: Ю±¹®¿³ ê ó Í»½±²¼ ˲·¬ Ʊ²·²¹ The City has many large lots (7,500 square feet and above) that are underutilized and that can accommodate additional housing. To facilitate affordable rental units for families, the City allows second unit developments. There are 24 designated second unit development area s , 17 of which have potential to accommodate new development . In the R - 1 zone, the second unit must be a detached structure; otherwise, it can be attached to the primary unit. In all cases, however, t he secondary units cannot be sold separately from the pr imary unit and the owner must live in one of the units. Recently adopted amendments to the second unit zoning program (November 2008) included allowing second units administerally and permitting a reduction in the required lot size (from 10,000 sq. ft. t o 7,500 sq. ft.) to qualify for a second unit, thus increasing opportunities to construct second units in the City. Second units, also known as “granny flats,” are a practical method for a family to maximize the available land on their own lot. By utilizi ng land and utilities, a family minimizes construction costs. The City is capitalizing on the Zoning Code by increasing the stock of affordable units while maintain the existing single - family neighborhoods. Development of s econd u nit housing provides lo wer - income households an affordable housing opportunity typically within a single - family neighborhood setting. Therefore, the City will continue to allow for second units to be constructed within the Second Unit Overlay. To ensure greater participation o n behalf of Downey residents in the program, the City is committing to a public outre ach program to encourage second unit development, including advertising second unit development opportunities on the City’s website, in local newspapers, in local utility bills, and at various community centers, including the Public Library. The City is also committed to monitoring the effectiveness of this program by conducting annual monitoring to determine the level of program participation îë îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ by Downey residents. : Based on previous planning periods, it is reasonable to Progr am Objective expect 8 - 12 second units to be constructed during the planning period, therefore . Throughout the planning period, the City will inform eligible property owners of the potential to cons truct second units though updated handouts and information on the City’s website. : General Fund Funding Source Planning Responsible Agency: : 2014 - 2021 Time Frame Ю±¹®¿³ é ó Í»²·±® ر«­·²¹ Ʊ²·²¹ The City facilitates and encourages the construction of senior housing. Senior housing is currently permitted in the R - 3 (Multi - Family Residential), C - 3 (Central Business District), C - M (Commercial Manufacturing), H - M (Hospital Medical Arts), and DDSP (Downtown Downey Specific Plan). Additionally, senior housi ng is allowed in the M - U (Mixed Use) zone, subject to the appro val of a Conditional Use Permit . Affordable senior projects are permitted at densities up to 50 units per acre. To assist and facilitate the development of affordable senior housing, the Zoning Code permits the following additional incentives: reduced parking standards (only 1 space per unit), reduced units sizes (studio at 550 square feet, plus 150 additional square feet for each bedroom), height (up to 4 stories), and increased maximum lot cov erage (60 percent ). The City is committed to informing developers of the Senior Housing program incentives and will strive to promote the application to further encourage development. The City will c ontinue to offer incentives to devel opers to Program Objective : facilitate the development of alternative housing models that are favorable to senior residents. Throughout the planning period, the City will inform eligible property owners of the incentives to develop senior housing through updated handouts and information on the City’s website. General Fund Funding Source: : Planning Responsible Agency Ongoing 2014 – 2021 Time Frame: îê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ر«­·²¹ ß­­·­¬¿²½» ɸ»®» Ò»»¼»¼ Ù±¿´ íæ Ю±ª·¼» Downey is home to a number of groups with special housing needs, including seniors, large families, developmentally disabled persons, disabled persons, single parent families, and extremel y low - income individuals , among others. These groups may face greater difficulty in finding decent and affordable housing due to special circu mstances. Special circumstances may be related to one's income, family characteristics, disability, or health issues. The City will continue to cooperate with the County to assist low income home owners and promot e neighborhood stability. Incentive program s, such as City’s density bonus allowance for projects with affordable units will also continue and will offer a cost effective means of supporting affordable housing development. б´·½§ íòïæ Use public financial resources, as feasible, to support the provision of housing for lower income households and special needs groups. б´·½§ íòîæ Provide rental assistance to address existing housing problems and provide homeownership assistance to expand housing opportunities. б´·½§ íòíæ Support the conserva tion of mobile home parks, government - subsidized housing, and other sources of affordable housing. б´·½§ íòìæ Further public - private partnerships to develop, rehabilitate and maintain affordable housing. Ю±¹®¿³ è ó Ó±®¬¹¿¹» Ý®»¼·¬ Ý»®¬·º·½¿¬» The C ity participates in the federal Mortgage Credit Certificate Program operated by the Los Angeles County Community Development Commission. The MCC program allows qualified first - time homebuyers to take an annual credit against their federal income taxes of u p to 10 percent of the annual interest paid on the applicant's mortgage. The MCC helps the buyer qualify for a loan by allowing an authorized lender to reduce housing expense ratio by the amount of the tax savings, allowing homebuyers more income available to make monthly payments. While the City is not directly responsible for the administration of this îé îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ program, Staff can direct residents to the County website and provide information on the program at City Hall, on the City website and in public places. Continue participation and distribute fliers and advertise P rogram Objective : program availability. : General Fund Funding Source Housing Responsible Agency: 2014 - 2021 Time Frame: Ю±¹®¿³ ç ó Í»½¬·±² è 벬¿´ ß­­·­¬¿²½» The Section 8 program provides ren t subsidies to very low income households who overpay for housing. Prospective renters secure housing from HUD - registered apartments that accept the certificates. HUD then pays the landlords the difference between what the tenant can afford (30 percent of their income) and the payment standard negotiated for the community. The City maintains an on - going memorandum of understanding (MOU) with the Los Angeles County Housing Authority , which permits the Authority to provide rental assistance programs in the Ci ty of Downey. The City’s Housing Division keeps record o n the number of households in Downey that participate in the Section 8 program. On average , there are approximately 620 households that participate in this program annually. The Housing Division re gularly refers and provides general qualification and program information to interested individuals. While the City is not directly responsible for the administration of this program, Staff can direct residents to the County website and provide information on the program at City Hall, on the City website and in public places. : Continue to provide assistance to households through Program Objective continued participation in the Section 8 program and encourage rental property owners to register their units with the Housing Authority. The Housing Division will continue to monitor the number of residents accessing the program and units available for rent. County Housing Authority Funding Source: Housing Responsible Agency: 2014 - 2021 Time Frame: îè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ю±¹®¿³ ï ð ó Ô±­ ß²¹»´»­ ݱ«²¬§ ﮬ²»®­¸·° As a means of further leveraging housing assistance, the City will cooperate with the Los Angeles County Community Development Commission (CDC) and Los Angeles County Housing Authority to promote resident awareness and application for County run housing assistance programs. These programs include: Housing Economic Recovery Ownership (HERO), Home Ownership Program (HOP), American Dream Down Payment Initiative (ADDI), The Single Family Grant Program (SFGP), and The S ingle Family Rehabilitation Loan Program. The County offers a variety of housing assistance programs that can supplement the City’s current housing programs. As the City has little control over how the County’s programs are administered the City will be responsible for providing program inf ormation on the City’s website and at City Hall. : Increase resident awareness about housing programs Program Objective offered by the County by advertising them on the City’s website and by offering Staff assistance a t City Hall. County Housing Authority Funding Source: Housing Responsible Agency: 2014 - 2021 Time Frame: îç îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ù±¿´ ìæ λ³±ª » Ù±ª»®²³»²¬¿´ ݱ²­¬®¿·²¬­ Market and governmental factors pose constraints to the provision of adequate and affordable housing. These factors tend to disproportionately impact lower and moderate - income households due to their limited resources to absorb additional costs. The City is committed to removing governmental constraints that hinder the production of housing and offers a streaml ined permitting process to facilitate efficient entitlement and building permit processing. In addition to the density bonuses and flexible development standards already in place, the City proposes revisions to the Zoning Ordinance to encourage housing opp ortunities for extremely low - income households and special needs persons. б´·½§ ìòïæ Review development fees annually to ensure that fees and exactions do not unduly constrain the production and maintenance of housing. б´·½§ ìòîæ Provide for streaml ined, timely, and coordinated processing of residential projects to minimize holding costs and encourage housing production. б´·½§ ìòíæ Utilize density bonuses, fee reductions, or other regulatory incentives to minimize the effect of governmental constra ints. б´·½§ ìòìæ Utilize the Housing Authority as a tool to provide sites and assist in the development of affordable housing. Ю±¹®¿³ ï ï λ³±ª» Ü»ª»´±°³»²¬ ݱ²­¬®¿·²¬­ City Staff will periodically review the development standards for the residen tial zones to identify standards that may constrain the development of affordable housing and housing for special groups, such as disabled individuals. The City of Downey is flexible and is committed to working with developers to build affordable units, w hich may require modifications to constraining standards. The City will work with the developer through density bonuses or a PUD if necessary and will further review any standards identified in the Housing Element as a constraint and alter them as necessar y to ensure that the development of affordable housing is feasible. In the interim, Staff will continue to, on a case by case basis, identify ways that standards can be relaxed if it is determined that such requirements are in any way impeding the developm ent of affordable housing or housing for disabled residents. The City will also continue to provide íð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ development standard modifications, streamlined processing for applications related to the creation of affordable housing, and will offer fee modifications for projects proposing affordable units that are required to apply for variations to the existing development standards. Incentives for extremely low income housing will be encouraged to prioritize the development of units for this income group. On an annual basis, the City will review development Program Objective : standards, to ensure that the development of lower income housing can occur. Revise the development code to address all constraints identified in Section 5 of the Housing Element. Staff will c ontinue to use flexible development standards to facilitate the development of affordable housing through promotion of maximum development densities . General Fund Funding Source: : Planning Responsible Agency 2014 - 2021 Time Frame: Ю±¹®¿³ ï î ó Ü»²­·¬ § Þ±²«­ To facilitate development, the City offers developers the opportunity of a Density Bonus Program which is a density increase of 3 5 percent plus development incentive s for qualified affordable projects. To be eligible for the Program , the affordabl e project must contain: (1) at least 1 0 percent of the units reserved for low income households; or (2) at least 5 percent reserved for very low income households; or (3) at least 50 percent reserved for senior households. The units must remain affordable for at least 30 years if both the density bonus and development incentives are granted, and 10 years if only the density bonus is granted. Additional incentives are available with planned unit developments. Developers are informed of the D ensity B onus P rog ram through contact with Community Development Department staff members and handouts. Inform and encourage developers to utilize the density Program Objective : program by promoting the program on the City’s website and by offering Staff assistance at Cit y Hall. General Fund Funding Source: : Planning Responsible Agency 2014 - 2021 Time Frame: íï îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ю±¹®¿³ ï í ó д¿²²»¼ ˲·¬ Ü»ª»´±°³»²¬­ The Planned Unit Development (PUD) process provides developers with the opportunity to plan creative projects that are not c onstrained by the literal application of zoning codes. The PUD application process allows for flexibility in site development standards and encourages innovative and imaginative land use concepts. The standards of the base zone apply in Planned Unit Develo pments; however, density, setbacks, and open space requirements are calculated on a project wide basis. Continue to encourage Planned Unit Developments as a Program Objective : means to provide affordable housing through creative land use techniques. Inf orm developers of the density incentives under the program General Fund Funding Source: Planning Responsible Agency: : 2014 - 2021 Time Frame Ю±¹®¿³ ï ì ó ͬ®»¿³´·²» Ю±½»­­·²¹ The City continues to monitor permit processing times to ensure the fastest po ssible turnaround for applications. The City modified the application packet to simplify and streamline the application process. The City has also been computerizing property data to provide more reliable information to t he public in a more cost - effective manner using new permitting software by Accela . This includes zoning, general plan, land use, property owner information, prior planning cases, county assessor maps, and digital aerial photographs for each parcel. The City's comprehensive zoning map and ge neral plan land use map have also been computerized using enhanced geographic information system technology. Continue to monitor permit processing times and investigate Program Objective : ways to streamline the process . Continue to digitize information including building permits and the Zoning Code. General Fund Funding Source: : Planning Responsible Agency 2014 - 2021 Time Frame: íî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ю±¹®¿³ ï ë Ю·±®·¬·¦» ر«­·²¹ Ю±¹®¿³ ß½¬·ª·¬·»­ The City prioritizes housing program activities to address identified hou sing needs. Specifically , priority has been given to use of rehabilitation loans and grant monies to maintain Downey’s stable yet aging housing stock. In addition, the City uses CDBG and HOME funding sources to assist in improvements and expansions to the City’s existing housing stock. Similarly, funds are made available (through the Section 8 program) to address renter over payment issues. Finally, priority status has been given to the use of redevelopment agency housing set - aside funds to construct new housing affordable to low income residents. The City recognizes that housing priorities shift over time as housing needs change. The characteristics of the City’s current housing need have been identified through the Housing Needs Assessment specifical ly the analysis of the special needs groups . Based on the needs analysis in this Housing Element, there is a need to provide affordable rental units for large families. The City will also prioritize its program activiti es to meet the needs of other specia l needs groups, including extremely - low income households, and people with disabilities including developmental disabilities. Identify housing needs and prioritize housing program Program Objective : activities to meet those needs through annual updates to the City’s Consolidated Plan . Section 8, CDBG , HOME Funding Source: Housing Responsible Agency: 2 014 - 2021 Time Frame: Ю±¹®¿³ ï ê ó д¿²²·²¹ ¿²¼ Ü»ª»´±°³»²¬ Ú»»­ The City conducts annual internal reviews of planning and development fees to ensure that the fees are not excessive and are appropriate to cover the cost of services provided. In addition, the City recently conducted a comprehensive review of its internal organization, operations, and finances. Included in this comprehensive study were r ecommendations for changes to the City’s fee structure, including development fees. Downey also streamlines the permitting process for residential projects, to minimize the holding and labor costs assumed by the project applicant. íí îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Co ntinue to conduct annual reviews of planning and Program Objective : development fees. General Fund Funding Source: : Planning Responsible Agency : 2014 - 2021 Time Frame Ю±¹®¿³ ï é ó É¿¬»® ú Í»©»® Í»®ª·½» Ю ±ª·¼»®­ Pursuant to Chapter 727, Statues of 2005 (SB 1087), the City of Downey is required to deliver its adopted housing element and any amendments thereto to local water and sewer service providers, all of which are City of Downey service providers. This legislation allows for coordination between the City and water and sewer providers when considering approval of new residential projects, to ensure that the providers have an opportunity to provide input on the E lement . Additionally, review of the Housing Element ensures that priority for water and sewer services is gr anted to projects that include units affordable to lower - income households. : Submit the adopted Housing Element to local water and Program Objective sewer providers for their review and input. : General Fund Funding Source : Planning; Public Works Responsible Agency : 2014 - 2021 Time Frame Ю±¹®¿³ ï è ó Ú´±±¼ Ó¿²¿¹»³»²¬ In accordance with Government Code Section 65302, as part of the current General Plan update process the City shall review and revise where appropriate the Conservation and Safety Elements to consider flood risks when making land use decisions. Specifically, the City shall upon the next revision of the housing element on or after January 1, 2009, the Conservation Element shall identify rivers, creeks, streams, flood corridors, riparian habi tats, and land that may accommodate floodwater for purposes of groundwater recharge and storm water management. Upon the next revision of the housing element on or after January 1, 2009, the íì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Safety Element shall identify information regarding flood hazard s, including, but not limited to flood hazard zones, National Flood Insurance Program maps published by FEMA, information about flood hazards, designated floodway maps, dam failure inundation maps, areas subject to inundation in the event of the failure of levees or floodwalls, etc. as listed in Section 65302(g)(2) and establish a set of comprehensive goals, policies, and objectives for the protection of the community from the unreasonable risks of flooding. Ensure that flood risks are considered when making land use Program Objective : decisions. General Fund Funding Source: : Planning Responsible Agency : Following Housing Element certification Time Frame Ю±¹®¿³ ïç ó Ô±¬ ݱ²­±´·¼¿¬·±² Parcels identified as part of the Downtown Downey Specific Plan zone range in size from approximately 0.5 acres to 2. 5 acres and in some cases are narrow or shallow in size, which could be seen as an additional constraint to the development of housing. To encourage the development of residential and mixed - use projects, the City offers incentives to encourage lot consolidation including: a reduction in the minimum lot size/dimensions . Also, when feasible Staff encourages applicants to utilize the Lot Line Adjustment process to consolidate parcels, which is an administrative process with lower fee s . T o encourage lot consolidation and to promote more intense residential and mixed use development on vacant and underutilized sites within the Downtown Downey Specific Plan area , the City may also offer to subsidize a portion of development fees . The City will promote the program at City Hall, on its website and will evaluate requests for funding on a case by case basis. Encourage lot consolidation of smaller parcels to Program Objective : accommodate projects including a minimum of 16 units at a density of at least 30 dwelling units per acre or higher. General Fund Funding Source: : Planning Responsible Agency : Following Housing Element certification Time Frame íë îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ù±¿´ ëæ Ю±³±¬ » Û¯«¿´ ر«­·²¹ Ñ°°±®¬«²·¬·»­ To fully meet the communi ty’s housing needs, the City must assure that housing is accessible to all residents, regardless of age, race, religion, family status, or physical disability. The City, attempts to achieve this through reasonable accommodation and through a partnership wi th the Fair Housing Foundation of Long Beach . б´·½§ ëòïæ Encourage the use of barrier - free architecture in new housing developments. б´·½§ ëòîæ Provide Fair Housing Services. Ю±¹®¿³ î ð ó λ¿­±²¿¾´» ß½½±³³±¼¿¬·±² º±® л®­±²­ ©·¬¸ Ü·­¿¾·´·¬·»­ Purs uant to Government Code Section 65583, the City of Downey is obligated to remove potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels and for persons with disabilities. The Fair Ho using Act, as amended in 1988, requires that cities and counties provide reasonable accommodation to rules, policies, practices, and procedures where such accommodation may be necessary to afford individuals with disabilities equal housing opportunities. R easonable accommodation provides a basis for residents with disabilities to request flexibility in the application of land use and zoning regulations or, in some instances, even a waiver of certain restrictions or requirements from the local government to ensure equal access to housing opportunities. Cities and counties are required to consider requests for accommodations related to housing for people with disabilities and provide the accommodation when it is determined to be “reasonable” based on fair hous ing laws and case law interpreting the statutes. The City of Downey encourages and promotes accessible housing for persons with disabilities. This includes the retrofitting of existing dwelling units and enforcement of the State accessibility standards fo r new residential construction. The City is committed to assisting residents in need of reasonable accommodation and offers financial assistance though the Housing Rebate and Grant Program, and will continue to direct eligible residents to apply for fun ds. Applicants can apply for grants or a rebate to complete improvement projects that remove constraints to their living facilities. In general, City Staff takes into consideration the provisions of the Americans with Disabilities Act (ADA) in the review a nd approval of housing projects and grants modifications and íê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ deviations from the Municipal Code to accommodate the needs of persons with disabilities. The City anticipates that they will have formal reasonable accommodations prepared by 2013, however in th e instance that formal procedures are not implemented during the 2008 - 2014 planning period due to Staff cutbacks, the City would ensure that they are implemented within one year of Housing Element adoption. Administer the Housing Rebat e and Grant Program to assist Program Objective : disabled households with architectural modifications to their homes and continue to implement the provisions of the Americans with Disabilities Act (ADA). Provide information in public places regarding the City’s reasonable ac commodation ordinance that expands upon the provisions of the Housing Rebate and Grant Program and make information on this program more widely available to residents. If necessary implement reasonable accommodate procedures within one year of : General Fund Funding So urce Housing, Planning , and Building Responsible Agency: : 2014 - 2021 - Provide informational handouts and information on the Time Frame City’s website about reasonable accommodation procedures and the Housing Rebate and Grant Program . Ю±¹®¿ ³ î ï ó Ú¿·® ر«­·²¹ The City will continue to contract with a Fair Housing Foundation to provide residents with fair housing services using Community Development Block Grant (CDBG) funds. Fair housing services provided by the Fair Housing Foundation inc lude counseling and mediation between tenants and landlords. The Fair Housing Foundation also conducts seminars and information activities throughout the region. The City will refer fair housing complaints to the Fair Housing Foundation as appropriate. The City will assist in program outreach through placement of fair housing program multilingual brochures at the public counter, City library, post office , and other community locations. Continue to assist households through the Fair Ho using Program Objective : Foundation , and continue to refer fair housing complaints to the Fair Housing Foundation . : CDBG Funding Source Housing Responsible Agency: 2014 - 2021 Time Frame: íé îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ̸·­ п¹» ײ¬»²¬·±²¿´´§ Ô»º¬ Þ´¿²µ íè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ íò Ï«¿²¬·º·»¼ Ѿ¶»½¬·ª»­ íòï ߺº±®¼¿¾´» ر«­·²¹ Ѿ¶»½¬·ª»­ California Housi ng Element Law requires jurisdictions to estimate the number of affordable housing opportunities that will be created over the planning period. The quantified objectives for the 2014 - 2021 Housing Element presents the anticipated and potential affordable ho using development for the planning period starting on J anuary 1, 20 14 and ending September 30, 20 21 . It is important to note that while the goal of the quantified objective section is to show how the City will meet its remaining RHNA allocation, and based on the premise that the City intends to make every effort to achieve these goals, Downey cannot guarantee that these needs will be met given limited financial and staff resources, and the increasing gap in affordability of housing resources and incomes. Satisfaction of the City’s regional housing needs will partially depend on the cooperation of private funding sources and resources of the State, Federal and County programs that are used to support the needs of the extremely low - , very low - , low - , and mod erate - income households. Additionally, outside economic forces heavily influence the housing market. State law recognizes that a locality may not be able to accommodate its regional fair share housing need. presents the City’s quantified objec tives in three categories: construction of Table 3 - 1 new affordable units, substantial rehabilitation of substandard units and the conservation of affordable housing. New construction of affordable units focuses on the City’s ability to accommodate its combined rema ining RHNA allocation of 1, 201 units (see Table 6 - 4) on land identified in the sites inventory. It is important to note that this subcategory assumes optimum conditions for the production of housing and does not take into account how environmental, physical and market conditions influences the timing, type and cost of housing production in a community. In addition to new construction, the City anticipates that approximately 10 units will be assisted annually through the Housing Rebate/Senior Grant Program , as outlined in . As indicated in there are four ownership properties Section 2, Housing Plan Table 4 - 2 5 at risk of transitioning to market rate prices that the City is monitoring . In total the City anticipates that approximately182 units will constructed in the upcoming planning îðïì ó îðîï ر«­·²¹ Û´»³»²¬ íç Ý·¬§ ±º ܱ©²»§ period, 4 units will be preserved through rent subsidies , 70 units will be rehabilitated or assisted through City programs and 1,201 units will be facilitated and accommodated through the housing sites inventory as presented in Se ction 6, Housing Resources . In total the City anticipates that 1,457 units will be constructed, preserved or rehabilitated during the planning period, which is more than appropriate to accommodate the City’s remaining RHNA allocation. Ì¿¾´» í ó ïæ Ï«¿² ¬·º·»¼ Ѿ¶»½¬·ª»­ Extremely Very Above Low Moderate Total Low Low Moderate Construction 2 10 50 20 100 182 (a) Units accommodated by 239 239 242 135 346 1,201 opportunity sites Rehabilitation 0 0 0 0 0 0 (b) Conservation/Preservation 0 0 4 0 0 4 (c) Units Assisted through 0 20 20 30 0 70 Programs ( d ) TOTAL 241 269 316 185 446 1,457 Source: City of Downey, 2012. Notes: Construction objectives represent the number of units the City realistically expects might be constructed within the (a) planning p eriod, as opposed to the “units accommodated by opportunity sites” which includes the City’s remaining RHNA. Any CDBG funding received during the planning period will be used to fund projects that improve and maintain the (b) quality of the City’s housing stock and residential infrastructure. The rehabilitation objective is consistent with the City’s Housing Plan. The conservation/ preservation objective is consistent with the City’s total count of affordable units that are (c) permanent but cou ld potentia lly be at - risk units including 4 at risk ownership units. The units included in the table as assisted through programs includes 10 households assisted annually through the (d) Housing Rebate and Grant Program . The number of units was estimated by income c ategory based on past utilization of the program. ìð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ìò ر«­·²¹ Ю±º·´» Assuring the availability of adequate housing for all social and economic sectors of the present and future population is an important goal for Downey. To achieve this goal r equires an assessment of the housing needs of the community and region. This section discusses the demographic, socio - economic, and housing characteristics of the City of Downey in an effort to determine the specific housing needs of the City and its resi dents. ì òï б°«´¿¬·±² Ì®»²¼­ ¿²¼ ݸ¿®¿½¬»®·­¬·½­ ì òïòï б°«´¿¬·±² Ù®±©¬¸ Ì®»²¼­ The 1990 U.S. Census reported that the City of Downey had a population of 91,444 persons. The number of residents grew to 107,323 by the year 2000, marking an increase of 15,879 people in ten years. This was a 17.4 percent increase. During the same period, Los Angeles County’s population grew 7.4 percent from 8,863,164 to 9,519,338. The City’s population growth rate was 2.4 times the County’s population growth rate. I n comparison to the cities surrounding Downey (including Bellflower, Bell Gardens, Norwalk, Paramount, Pico Rivera, and South Gate), Downey had the highest population growth rate. The surrounding cities experienced population growth rates ranging from a l ow of 2.6 percent in Bellflower to a high of 15.9 percent in Paramount with an average growth rate of 8.9 and a median average population growth rate of 9.6 percent. Based on the U.S. Census, in 2010 the City's population was 111,77 2 , a 4.1 percent increase from the population reported in 2000 . In comparison to Los Angeles County, the City’s growth rate was lower than the countywide growth rate of 10.7 percent . Overall, between 1990 and 2010 , the total population growth in Downey was 2 2 .2 percent. During this same period, the growth rate for Los Angeles County was 10.7 percent. The growth rate for Downey was nearly 2 times the County’s growth rate. The cities surrounding Downey experienced population growth rates during this per iod ranging from a low of 6.3 percent in Pico Rivera to a high of 24 percent in Bellflower . indicates population growth trends for Downey and surrounding communities. Table 4 - 1 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ìï Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó ï æ б°«´¿¬·±² Ù®±©¬¸ Ì®»²¼­ Percent Jurisdiction 1990 2000 2010 Chan ge 1990 - 2010 Downey 91,444 107,323 111,772 22.2 % Bellflower 61,815 63,428 76,616 23.9 % Bell Gardens 42,355 44,054 42,072 - .01% Norwalk 94,279 103,298 105,549 11.9% Paramount 47,669 55,266 54,098 13.4% Pico Rivera 59,177 63,428 62,942 6.3% South Gate 86,284 96,375 94,396 9.4% Los Angeles County 8,863,164 9,519,338 9,818,605 10.7% Source: U.S. Census Bureau, 1990, 2000, and 2010. ì òïòî ß¹» ݸ¿®¿½¬»®·­¬·½­ Age distribution is an important indicator for determining the future demand for housing typ es in the City. Traditional assumptions are that the young adult population (20 to 34 years old) has a propensity for choosing apartments, low to moderate priced condominiums, and smaller single - family units. The adult population (35 to 65 years old) is the primary market for moderate to high - end apartments, condominiums, and larger single - family homes. This age group traditionally has higher incomes and larger household sizes. The senior population (65 years and older) generates demand for low to moder ate cost apartments and condominiums, group quarters, and mobile homes. shows the age distribution of the population of the City of Downey in 2010 , Table 4 - 2 and the proportionate age distribution Los Angeles County residents in 2010 . According to the 20 1 0 Census, Los Angeles County, as a whole, can be characterized as having a young population (34.8 years in 2010). Downey follows this trend with a median age of 33.3 years in 2010. In Downey, preschool and school age residents comprised 30 percent of the p opulation in 2010. Young adults between the ages of 25 and 44 comprised 29.5 percent of the population. Finally, s e nior residents, ages 65 years and older , comprise approximately ten percent of the total population . As the majority of the population is sc hool age or considered to be a young adult, it evident the Downey is predominately made up of families. ìî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó îæ ß¹» Ü·­¬®·¾«¬·±² 2010 Age Group Los Angeles County Downey Population Percent Population Percent Preschool, under 5 years 645,793 6.6 % 7,814 7 % School Age, 5 - 1 9 years 2, 066,165 21.1 % 25,782 23.1 % College Age, 20 to 24 years 752,788 7.7 % 8,484 7.6 % Young Adults, 25 to 44 years 2,906,057 29.6 % 33,056 29.5 % Middle Age, 45 to 64 years 2,382,103 24. 2 % 25,057 22.5 % Senior Citizens, 65 and over 1,065,699 10.9 % 11,579 10.3 % Total 9,818,605 100 % 111,772 100 % Median Age 34.8 33.3 Source: U.S. Census Bureau, 2010 Demographic Profile Data . ì òïòí ο½» ¿²¼ Û¬¸²·½·¬§ The racial and ethnic composition of a community affects housing needs due t o the particular household characteristics of different groups. shows the changes in Table 4 - 3 the racial/ethnic composition of Downey residents between 2000 and 2010 . In Downey, between 2000 and 20 1 0, there was a major and continuing shift in the racial /ethnic composition of the population. The greatest shift, reflecting a regional trend, has been the growth and predominance of the Hispanic population group, transitioning from a white, non - Hispanic majority. In 2010, the Hispanic population made up 70.7 percent of the total population , a 12.8 percent increase from 2000 . In addition to the Hispanic Origin/White, Non - Hispanic demographic trends, between 2000 and 20 10 , the Black (African - American) population decrease d by 3.8 percent , and the Asian/Pacifi c Islander population increased by 0 .4 percent. The 2010 Census identified 495 Black, and 608 Asian/Pacific Islander residents in the City. In 201 0 the U.S Census also reports that 320 people identified as American Indian a significant decrease from 929 persons in 200 0. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ìí Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó íæ ο½·¿´ ¿²¼ Û¬¸²·½ ݸ¿²¹» 2000 2010 Race/Ethnicity Persons Percent Persons Percent Hispanic or Latino 62,089 57.9 % 78,996 70.7 % (a) White Alone 30,851 28.7 % 43,469 38. 9 % Black or African American 4,502 4.2 % 495 0 . 4 % Alone American Indian and Alaska 929 0 .9 % 608 0 .5 % Native Alone Asian Alone 8,308 7.7 % 320 0 .3 % Some Other Race Alone 31,180 29.1 % 30,578 27.4 % Source: U.S. Census 2000 Summary File 1 (SF 1 ) - Sample Data and U.S. Census Bureau 2010 Summary File 2 (SF 2) – Sample Data. Notes: Those reporting that they are of Hispanic origin may be of any race and are, therefore, included in one of the rac e (a) categories. ì òïòì Û³°´±§³»²¬ The 2010 U.S. Census reports that there were 54,941 people in the Downey labor force. As shown in t here were 49,557 Downey residents employed, indicating an Table 4 - 4, unemployment rate of 9.8 percent. Out of the six occu pational categories listed in Table 4 - 4 , 20.4 percent of the employed worked in e ducational services, and health care and social assistance occupations. The next highest category (with 11.4 percent of the employed) is retail trade . Generally, pay compens ation for managerial, professional and related occupations are significantly higher than all of the other occupation categories. However, because the categories listed below are so broad, it is difficult to draw more specific conclusions. The constructi on industry has a 6.7 percent share of the employed labor force for the City. Current industry trends in Southern California suggest a significant drop in construction industry employment. The residential construction industry, although recently booming, has stalled and shrunk due to the contracting of the housing market as of the writing of this document. The education, health and social services industry, however, has been growing and is expected to continue to grow as long as the State population conti nues to grow and the aging “baby boomer” population continues to grow. ìì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó ìæ Û³°´±§³»²¬ ¾§ Í»½¬±® Industry Sector Jobs Percent Agriculture, forestry, fishing and hunting, and mining 158 0 .3 % Construction 3.313 6.7 % Educational services, and he alth care and social assistance 10,103 20.4 % Manufacturing 6,422 13.0 % Wholesale trade 3,020 6.1 % Retail trade 5,754 11.6 % Transportation and warehousing, and utilities 3,420 6.9 % Information 937 1.9 % Finance and insurance, real estate and rental le asing 3,640 7.3 % Professional, scientific, management, and administrative services 4,175 8.4 % Arts, entertainment and recreation 4,039 8.2 % Public administration 2,133 4.3 % Other professions 2,443 4.9 % Total (civilian employed population) 49,557 59.2 % Source: 2006 - 2010 American Community Survey 5 - Year Estimates. ì òî ر«­·²¹ ݸ¿®¿½¬»®·­¬·½­ An analysis of household characteristics provides important information on the housing needs of the community. Income and affordability are best measured at the household level, as are the special needs of certain groups, such as large families, female - headed households or very low - income households. For example, if a C ity has a substantial number of young families whose incomes preclude the option of buying a home due to local housing costs; it may wish to initiate a homebuyer assistance program. ì òîòï ó ر«­»¸±´¼ ݱ³°±­·¬·±² ¿²¼ Í·¦» The Bureau of the Census defines a "household" as all persons who occupy a housing unit, which may include single persons l iving alone, families related through marriage or îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ìë Ý·¬§ ±º ܱ©²»§ blood, or unrelated persons sharing living quarters. Persons living in retirement or convalescent homes, dormitories, or other group living situations are not considered households. The characteristics of t he households in a City are important indicators of the type of housing needed in that community. According to the 2010 U.S. Census, there were 33,936 households in the City of Downey with an average household size of 3.2 7 persons. Of these households, 2 6,490 (approximately 7 8 percent) were families. Generally , Downey was among the leading cities in the region with an overwhelming majority of family households. In comparison, in 2010, the Los Angeles County family households comprise 67.7 percent of all households. Single - person households also had a significant presence in the City. In 20 10 , 1 6. 8 percent of all households in Downey were single person households. The remaining 5.1 percent of households were unrelated non - family households, which consis t of households with unrelated persons living together. Household characteristics are shown in . Table 4 - 5 Ì¿¾´» ì ó ë æ ܱ©²»§ ر«­»¸±´¼ ݸ¿®¿½¬»®·­¬·½­ 2000 2010 Percent Household Type Change Households Percent Households Percent Families 23,519 74.6 % 2 6,490 78.1 % 12 % With children 14,197 43.0 % 13,583 40 % - 4.3 % Without children 9.322 28.2 % 12,907 60 % 38.5 % Singles 6,479 20.6 % 5,721 16. 8 % 11.6 % Other non - families 1.513 4.8 % 1,725 5.1 % 392 % Total Households 31,511 100 % 33,936 100 % 2.8 % Av erage Household Size 3.20 3.27 Average Family Size 3.55 3.68 Source: U.S. Census Bureau 2000 and 2010. Household size is an important indicator of a source of population growth. A C ity's average household size is also an indicator of the character an d size of households, which represent the most basic unit of demand for housing. Although there can be more than one household in a housing unit, which is a trend that is increasing regionally, the measure of persons per household provides not only an ind ication of the number of persons residing in a household organizing unit, but the number of persons living in a housing unit. Average household size can be both a result and indicator of housing affordability and other household economic conditions. As i ndicated in , between 2000 and 2010, the average household size in Table 4 - 5 Downey increased significantly from 3.20 to 3.27 persons per ho usehold. However, as ìê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ noted in , among neighboring cities, Downey had the third lowest persons per T able 4 - 6 household compared to its neighboring cities . The persons per household among neighboring cities range from a low of 3.13 persons per household in the City of Bellflower to a high of 4. 1 8 persons per household in the City of Bell Gardens. The County of Los Angeles had 2.97 persons per househo ld in 2010 . Ì¿¾´» ì ó ê æ ߪ»®¿¹» ر«­»¸±´¼ Í·¦» City Persons Per Household Downey 3.27 Bellflower 3.13 Bell Gardens 4.18 Norwalk 3.73 Paramount 3.72 Pico Rivera 3.80 South Gate 3.97 Los Angeles County 2.97 Source: U. S. Census Burea u: State and County QuickFacts, 2010. ì òîòî Ѫ»®½®±©¼·²¹ The federal government defines an overcrowded household as one with more than one occupant per room, excluding bathrooms, kitchens, hallways, and porches. An overcrowded household results from either a lack of affordable housing (which forces more than one household to live together) and/or a lack of available housing units of adequate size. According to the 2011 American Community Survey , 2,288 households, or 6.74 percent of all households in Downey were overcrowded . Of this total approximately 955 were renter households, representing 2 . 9 percent of all overcrowded households and 5. 7 percent of all renter households. The incident of overcrowded households can lead to neighborhood deterioration due to the intensive use of individual housing units leading to excessive wear and tear, and the potential cumulative overburdening of community infrastructure and service capacity. Furthermore, overcrowding in neighborhoods can lead to an o verall decline in social cohesion and environmental quality. Such decline can often spread geographically and impact the quality of life and the economic value of property and the vitality of commerce within a City . îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ìé Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó é æ Ѫ»®½®±©¼·²¹ ¾§ Ì»²«®» Total Severely Overcrowded T enure Housing Percentage Overcrowded Percentage Households Units Households Renters 16, 776 955 5.6% 761 4.5% Owners 16,866 1,333 7.9% 461 2.7% Source: U.S. Census Bureau, 2011 American Community Survey . ì òîòíò ر«­»¸±´¼ × ²½±³» ¿²¼ ײ½±³» Ü·­¬®·¾«¬·±² Assessing income groups is a major component of evaluating housing affordability. According to the 2010 Census, the median household income in Downey was $59,674 per year. The median household income for the County of Los An geles was less but close to the City median at $55,476 per year. Among neighboring cities, the median household income ranged from a low of $ 39,167 in Bell Gardens to a high of $ 50,565 in Bellflower. The $45,667 median household income for the City of Do wney was the third highest among neighboring cities, behind Bellflower at $ 59,674 and Norwalk at $ 60,488 . The State Department of Housing and Community Development developed the following income categories based on the Median Family Income (MFI) of a Metr opolitan Statistical Area (MSA) established by the U.S. Department of Housing and Urban Development: Very Low - Income: 50 percent or less of the area MFI; Low - Income: between 51 and 80 percent of the area MFI; Moderate - Income: between 81 and 120 percent of the area MFI; Upper - Income: greater than 120 percent of the area MFI. The 2010 MFI for the Los Angeles County MSA ($63,000) was used to interpolate the City's income distribution from the census according to the above categories. The income distribu tion of the City of Downey, based on 2010 Census data, is presented in . In 201 0, it is estimated that: 7 percent of the households earned less than Table 4 - 8 $14,999 annually; 2 0 percent earned between $15,000 and $34,999 annually; 1 5 percent earned betwe en $35,000 and $49,999 annually; 2 1 percent earned between $50,000 and $74,999 annually; and 3 7 percent earned above $75,000 annually. ìè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó è æ ܱ©²»§ ر«­»¸±´¼ ײ½±³» îðïð Income Level No. of Households % of Total < $10,000 1,143 3.4 % $10,000 - $14, 999 1,296 3.9 % $15,000 - $24,999 3,358 10.1 % $25,000 - $34,999 3,309 9.9 % $35,000 - $49,999 4,903 14.7 % $50,000 - $74,999 6,997 21 .0 % $75,000 - $99,999 4,691 14 .0 % $100,000 - $149,000 5,296 15.9 % $150,000 + 2,399 7.2 % Total Reporting 33,392 100% Source: U.S. Census Bureau, 2006 - 2010 American Community Survey ì òîòì ر«­·²¹ Ѫ»®°¿§³»²¬ State and Federal standards indicate that a household paying more than 30 percent of its income for housing is overpaying. Overpayment for housing can cause an imbalance on the remainder of a household’s budget. In 2010 , there were 27,917 total households paying mortgage or rent , o f those households 55 percent were overpaying for housing according to the Census. Of these overpaying households, 7,165 ( 45 percen t ) were households with a mortgage , while the remaining 8,409 households ( 55 percent ) were in renter - occupied units. summarizes housing overpayment Table 4 - 9 statistics by tenure for the City of Downey and also LA County . Ì¿¾´» ì ó ç æ Í«³³¿®§ ±º ر«­·²¹ Ѫ »®°¿§³»²¬ ·² ܱ©²»§ LA County Overpayment Households Percent Percent -- Owners with mortgage 12,091 -- Overpayment (>30% income on housing) 7,165 55.6 % 55.1 % -- -- Occupied units paying rent 15,826 Overpayment (>30% income on housing) 8,409 53. 9% 56.5 % Source: U.S. Census Bureau, 2006 - 2010 American Community Survey îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ìç Ý·¬§ ±º ܱ©²»§ ì òí Í°»½·¿´ Ò»»¼­ Ù®±«°­ State law recognizes that certain households have more difficulty in finding adequate and affordable housing due to special circumstances. Special needs populations include the elderly, persons with disabilities, female headed households, large households and farm workers . In addition, many often have lower incomes as a result of their condition. summarizes the special needs populations in Downe y. Each Table 4 - 10 of these population groups, as well s their housing needs is described below. Ì¿¾´» ì ó ïð æ Í°»½·¿´ Ò»»¼­ Ù®±«°­ Special Needs Group Persons Households Percent (a) TOTAL Persons or Households in City 110,921 33,392 Large Households ( 5 + persons) 7,615 22.8 % Renter 3,159 (41.4 % ) Owner 4,456 (58.6 % ) Seniors (65+) 11,099 10 .0 % With a Disability 4, 416 ( 39.6% ) Senior Households 6,047 18.1% Renter 1,503 ( 24.8% ) Owner 4,544 ( 75. 2 % ) Persons with Disability 9, 267 8 .4 % Female - Headed Households 5,416 16.2% with Related Children 3,286 (60.7%) Farm workers 158 0 .3% ( b ) Source: 2006 - 2010 American Community Survey 5 - Year Estimates. Notes: Numbers in ( ) reflect the percent of the special needs group and not the percent of the total City population/ (a) households. For examp le, the City’s large households the number of renter versus owner households is divided by the total number of large households in the City. Persons empl oyed in Agriculture, Farming, Forestry or Fishing Occupations. ( b ) ëð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ìòíòï Û´¼»®´§ The special housing needs of the elderly are an important concern in Downey. Many of the elderly resident in the City are retired and living on a fixed low - income, which puts them at greater risk of impaction, or housing overpayment. In addition, the elderly maintain special needs related to housing construction and location. The elderly often require ramps, handrails, lower cupboards and counters to allow greater access and mobility. In terms of location, because of limited mobility, the elderly typically need access to public facilities (i.e., medical and shopping) and public transit facilities. As reported in the 2009 - 2011 American Community Survey, 11,099 City residents, or 10 percent of the total population, were 65 years old or older. In terms of tenure, 4,544 owner - occupied and 1,503 renter - occupied units were headed by occupants 65 years old or older. Many elderly persons have limited income potential, as they are mos t often retired and have fixed income. While the vast majority of seniors are homeowners, the number of lower income senior renters who are overpaying for housing remains a general concern moving into the 2014 - 2021 planning period. The City is aware of th is issue and has worked with developers in the past to provide affordable rental housing specifically for seniors. In 1999 a 31 - unit senior housing complex, Heritage Courts Senior Apartments was developed that is 100 percent affordable and limited to resid ents 65 or older. Within the complex there are 12 one - bedroom units and 19 two - bedroom units. The covenant on the development does not expire until 2039. The City will continue to work with developers to provide affordable h ousing opportunities for senio r residents and will continue to offer funding for home modifications through the Housing Rebate and Grant Program . ìòíò î Ü·­¿¾´»¼ л®­±²­ Physical and mental disabilities can hinder access to traditionally designed housing units as well as potential ly limit the ability to earn adequate income. As shown in Table , the 2008 - 2010 American Community Survey Estimates indicates that 7.8 percent 4 - 11 of Downey’s population age 18 years and older has some form of work or mobility/self - care disability. A t otal of 8.2 percent of the City’s population age 1 8 years and over has one or more disabilities. Although no current comparisons of disability with income, household size, or race/ethnicity are available, it is reasonable to assume that a substantial port ion of disabled persons would have annual incomes within Federal Section 8 income limits, especially those households not in the labor force. Furthermore, many lower - income îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ëï Ý·¬§ ±º ܱ©²»§ disabled persons are likely to require housing assistance. Their housing needs ar e further compounded by design issues and location requirements, which can often be costly. For example, special needs of households with wheelchair - bound or semi - ambulatory individuals may require ramps, holding bars, special bathroom designs, wider door ways, lower cabinets, elevators, and other interior and exterior design features. Housing opportunities for individuals with disabilities can be addressed through the provision of affordable, barrier - free housing. Rehabilitation assistance can be targete d toward disabled renters and homeowners for unit modification to improve accessibility. Ì¿¾´» ì ó ïï æ Ü·­¿¾·´·¬§ ͬ¿¬«­ ±º Ò±² ó ײ­¬·¬«¬·±²¿´·¦»¼ л®­±²­ Age and Disability Status Number Percent ( d ) Persons 18 - 64 Years Old 4, 851 7 .0 % With Employment Disability 1,5 49 2 . 2 % (a ) Mobility/Self - Care 2,002 2. 9 % ( b ) Sensory, Physical & Mental 2,166 3 .1 % ( c ) Persons 65 Years and Over 4,416 39.6% With Employment Disability 1,257 11.4 % (a) Mobility/Self - Care 3,994 36 .0 % ( b ) Sensory, Physical & Mental 2,861 25.8 % ( c ) Total Persons, 1 8 Years and Over 9,267 With Employment Disability 2,806 (a) Mobility/Self - Care 5,996 ( b ) Sensory, Physical & Mental 5,027 ( c ) Source: U.S. Census Bureau, 2008 - 2010 American Community Survey . Notes: Census data th at represents persons with cognitive disability. (a) Census data that represents persons with self - care and an independent living difficulty. (b) Census data that represents persons with hearing and vision difficulty. (c) Percent of persons disabled of the represente d population. (d) ìòíò í Ü»ª»´±°³»²¬¿´´§ Ü·­¿¾´»¼ л®­±²­ According to Section 4512 of the California Welfare and Institutions Code a "Developmental disability" means a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual which includes mental retardation, cerebral ëî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to me ntal retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature. Many developmentally disabled persons can live and work inde pendently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attentio n and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person’s living situation as a child to an appropriate level o f independence as an adult. The State Department of Developmental Services (DDS) currently provides community based services to approximately 243,000 persons with developmental disabilities and their families through a statewide system of 21 regional cent ers, four developmental centers, and two community - based facilities. The South Central Los Angeles Regional Center is one of 21 regional centers in the State of California that provides point of entry to services for people with developmental disabilities. The center is a private, non - profit community agency that contracts with local businesses to offer a wide range of services to individuals with developmental disabilities and their families. provides information from the South Central Los Ange les Regional Center of Table 4 - 12 on the number of developmentally disabled individuals in the City of Downey. In 2012, there were approximately 268 individuals actively utilizing services at the Regional Center for a developmental disability. Ì¿¾´» ì ó ïî æ Ü»ª»´±°³» ²¬¿´´§ Ü·­¿¾´»¼ λ­·¼»²¬­ ¾§ ß¹» Zip Code 0 - 14 Years 15 - 22 Years 23 - 54 Years 55 - 65 Years 65 + Years Total Area 90239 0 0 0 0 0 0 90240 76 67 24 4 2 173 90241 124 111 63 15 5 318 90242 95 113 41 12 7 268 Source: South Central Los Angeles Regional Cente r, 2012. To assist with any housing needs for persons with d evelopmental d isabilities, the City will implement programs to coordinate housing activities and outreach with the South Central Los Angeles Regional Center and encourage housing providers to des ignate a portion of new affordable housing developments for persons with disabilities, especially îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ëí Ý·¬§ ±º ܱ©²»§ persons with developmental disabilities, and pursue funding sources designated for persons with special needs and disabilities. ìòíò ì Ô¿®¹» ر«­»¸±´¼­ Th e 201 0 Census reports that 7,615 households (22.8 percent) in the City of Downey are large households. Large households are defined as those with five or more members. The special needs of this household type are based on the potential limited availabili ty of adequately sized, affordable housing units. The 2010 Census also indicates that 3,159 large households are renter households, representing 41.4 percent of all large households and 18.9 percent of all renter households in the City. There are appro ximately 13,826 housing units in the City with four or more bedrooms. There are an additional 6,326 3 - bedroom housing units. Cumulatively, over two - thirds of the City’s housing stock has three bedrooms or more. However, due to the fact that some large f amilies often have limited financial resources, these households may be more vulnerable to overcrowded living conditions. The housing needs of large households can be addressed through the expansion of existing smaller units, and the provision of new, aff ordably - priced larger units. The fact that the majority of unit overcrowding occurs in the City's rental housing stock indicates the need for larger rental units and/or rental subsidies to allow for large households to afford adequately sized units. The Ci ty has included a housing program to specifically address the needs of this group in the 2014 - 2021 Housing Plan. ìòíò ë Ú»³¿´» ó Ø»¿¼»¼ ر«­»¸±´¼­ Single - parent households often require special consideration and assistance due to their greater need for affordable and accessible day care, health care, and other supportive services. In particular, many female - headed households with children are susceptible to having lower incomes than similar two - parent households. Single, female mothers also face social marginalization pressures that often limit their occupational choices, housing options and access to supportive services. The 2006 – 2010 American Community Survey indicates that there are 6,418 female - headed households in the City of Downey , of which 3, 286 have children under the age of 1 8 . These numbers account for approximately 19 percent and 9.8 percent, respectively, of all households in the City. In the County, there are 491,428 f e male – headed households with no husband present , of which 261,586 ha ve children under the age of 18 . These numbers account for approximately 22 percent and 12 percent, ëì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ respectively, of all households in the County. The percentage of female - headed households within the City is slightly higher than that of County as a whole. ìòíò ê Ú¿®³ ɱ®µ»®­ Farm workers are traditionally defined as persons whose primary incomes are earned through seasonal agricultural work. Farm workers have special housing needs because they earn lower incomes than many other workers and move throu ghout the year from one harvest location to the next. The 20 06 – 2010 American Community Survey reported that less than one percent of the City of Downey’s residents ( 158 persons) were employed in Agriculture, F arming, F orestry, and F ishing occupations. Due to Downey’s urban setting , the non - existence of agricultural activities in the City, and nominal farm worker population, the special housing needs of this group can generally be addressed through overall programs for housing affordability. ìòíò é Û¨ ¬®»³»´§ Ô±© ó ײ½±³» ر«­»¸±´¼­ According to 2005 – 2009 CHAS data generated for the City, there were approximately 4,310 very low - income households living in Downey . Very low - income households are those households that earn 50 percent or less of the media n family income (MFI) for the statistical region in which they are located. Extremely low - income households are those households which earn less than 30 percent of the MFI. There are approximately 4,055 extremely low income households in Downey (renters a nd owners). , below, Table 4 - 1 3 includes data characterizing affordability and other housing problems in Downey for various income groups. There are limited opportunities to address the housing needs of extremely low - income households in Downey. However, the needs of this special needs group are taken into consideration and are generally addressed through the City’s overall programs for housing affordability. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ëë Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó ï í æ ر«­·²¹ Ю±¾´»³­ º±® ß´´ ر«­»¸±´¼­ Household by Type, Income & Housing Total Problem Total Renters Total Owners Households Extremely Low - Income (0 - 30% MFI) 2,850 1,205 4,055 # with any housing problems 2,525 865 3,390 # with cost burden > 30% 2,435 855 3,290 # with cost burden > 50% 2,160 725 2,885 Very Low - Income (31 - 50% MFI) 2,625 1,685 4,310 # with any housing problems 2,520 1,040 3,560 # with cost burden > 30% 2,435 1,040 3,475 # with cost burden > 50% 890 855 1,745 Low - Income (51 - 80% MFI) 4,250 2,280 6,530 # with any housing problems 3,110 1,340 4,450 # with cost bu rden > 30% 2,345 1,250 3,595 # with cost burden > 50% 240 670 910 Moderate - Income (81% + MFI) 5,490 11,710 17,200 # with any housing problems 1,220 4,375 5,595 # with cost burden > 30% 460 3,900 4,360 # with cost burden > 50% 0 1,150 1,150 Total Ho useholds 15,215 16,880 32,095 # with any housing problems 9,375 7,620 16,995 # with cost burden > 30% 7,675 7,045 14,720 # with cost burden > 50% 3,290 3,400 6,690 Source: CHAS Data Book , 2005 - 2009. ìòíò è ر³»´»­­ л®­±²­ According to the City of Downey Community Development Department , there are a nominal number of transients in the C ity at one time . The Downey Police Department estimated that approximately 15 - 20 individuals may reside in the C ity at any one time, however it was stated that the number does fluctuate. The City of Downey has seen an increase in that number since hospitals in neighboring cities have shut down. Transients are transported to Downey hospitals and when they are released, they stay in the City. The City provides the tra nsients with homeless shelters and emergency food locations, but typically this assistance is refused . The City of Downey is one of 100 communities nationwide participating in the 100,000 Homes Campaign, a national movement to identify and house 100,000 of the most vulnerable homeless nationwide by July 2014. Through this effort, known as Downey ëê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Counts, up 58 community volunteers canvassed the streets and riverbeds of Downey from January 29 - 31, 2013, between the hours of 8 PM and 1 AM to count the number of homeless individuals sleeping in the City. Downey Counts is a community - driven street - to - home initiative spearheaded by The Moravian Church of Downey, Kingdom Causes Bellflower, and Our Place Housing Solutions, in collaboration with local government, regional non - profit organizations, and community volunteers that aims to identify and permanently house the most vulnerable homeless persons living on the streets of Downey. Hotspots for homeless encampments within Downey were selected by a team of outreac h workers and the Downey Police Department. The final count for the City included 65 individuals in January 2013. ìò íò ç Û³»®¹»²½§ ͸»´¬»®­ ¿²¼ Ì®¿²­·¬·±²¿´ ر«­·²¹ There are two confidential emergency shelters or transitional housing facilities in the City of Downey. The additional emergency shelters and transitional housing facilit ies are available the nearby Cit ies of Bell , Long Beach, Santa Ana and Downtown Los Angeles . The se facilities pr ovide temporary shelter and some services for individuals to help them prepare for re - entering market rate rental housing . lists homeless services Table 4 - 1 4 and facilities in the region. Ì¿¾´» ì ó ï ì æ ײª»²¬±®§ ±º ر³»´»­­ Í»®ª·½»­ ¿²¼ Ú¿½·´·¬·»­ ·² ¬¸» λ¹·±² Organization Services Provided Southern California Alcohol and Drug Programs, Inc. Emergency shelter for battered, substance abusing Angel Step Inn women and women with children. Address: Confidential Site Downey, CA 90239 Temporary emergency housing and support services for Salvation Army Bell Shelter individuals. Services include; general program referral 5600 Rickenbacker Rd. #2d and counseling, emergency shelter vouchers, Bell, CA 90201 transportation assistance, mental health services, food (323) 262 - 1804 and clothing distribution, and rental an d utility payment assistance. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ëé Ý·¬§ ±º ܱ©²»§ Organization Services Provided Christian Outreach Appeal Provides programs and informational resources for 515 E. Third Street women and single mothers of jobs, training, and housing Long Beach, CA 90802 opportunities. (562) 436 - 9877 Catholic Charities - Family Shelter Provides transitional housing for homeless men, women 123 East 14th. and children. Single residents must be elderly or Long Beach, CA 90813 disabled. Stays of up to 45 days are permitted. (562) 591 - 1351 Provides beds for up to 15 women with children under Family Crisis Center 18 who are victims of domestic violence. Shelter for Confidential Lo cation adolescents at risk of becoming homeless is also Redondo Beach provided. Services include referrals to homeless shelters (310) 792 - 5900 and o utpatient counseling. Stays of up to 6 months . Harbor Interfaith Shelter Provides 20 single - bedroom units for families and 670 W 9 Street th children for up to 90 days. Provides food services to the San Pedro, CA 90732 public. (310) 831 - 0589 House of Yahweh Provides transitional housing with 10 trailer units for 4430 West 147 Street th families with children for up to 2 years. Provides food Lawndale, CA 90260 services to public. (310) 675 - 1384 Long Beach Rescue Mission Provides shelter and a 12 - month substance abuse 1335 Pacific Avenue program for men and women. Up to 120 beds are provided. The length of stay varies. Provides food Long Beach, CA 90801 services to the public. (562) 591 - 1292 Salvation Army 809 E. 5 St. Provides 286 beds for men and women for up to a stay th of one year. Provides food services to the public. Los Angeles, CA 90013 (213) 626 - 4786 Southern California Alcohol and Drug Programs, Inc. Provides addiction counsel ing and life skills education The Women’s Council for mothers living in shelter plus care and permanent housing. 11500 Paramount Boulevard Downey, CA 90241 Southern California Alcohol and Drug Programs, Inc. Residential treatment for pregnant and parenting La Casita women and thei r children. 10603 Downey Avenue Downey, CA 90241 ëè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Organization Services Provided Southern California Alcohol and Drug Programs, Inc. Alcohol/Drug addiction prevention counseling and Positive Steps recovery. 11501 Dolan Downey, CA 90241 Southern California Alcohol and Drug Programs, Inc. Alcohol/Drug addiction prevention counseling and Los Angeles Area recovery. 11500 Paramount Bo ulevard Downey, CA 90241 Transitional Living Centers 16119 Prairie Avenue Provides residential stay for up to 12 persons for chronically mentally ill persons. Lawndale, CA 90260 (310) 542 - 4825 S ource: California Department of Housing and Community Development, the Multi - Service Center City of Long Beach Health and Human Services; C ity of Downey Housing Division. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ëç Ý·¬§ ±º ܱ©²»§ ìòì ر«­·²¹ ݸ¿®¿½¬»®·­¬·½­ A housing unit is defined as a house, apartment, or single room occupied as separate living quarters or, if vacant, intended for occupancy as separate living quarters. Separate living quarters are those in which the occupants live and eat separ a tely from any other person in the building and which have direct access from the outside of the building or through a common hall. A community's housing stock is the compilation of all its housing units. ìòìòï ر«­·²¹ Ù®±©¬¸ According to the 2006 – 2010 American Community Survey, there are 34, 836 dwelling un its in Downey, an increase of 87 units (0. 25 percent ) since 2000. Th e growth rate for the City is significantly lower than the growth rate for the County overall (5.4 percent) . Compared to neighboring jurisdictions , Downey had the lowest growth rate for t he time period of 2000 to 2012. A comparison of housing growth trends for Downey and neighboring jurisdictions is provided in . Table 4 - 1 5 Ì¿¾´» ì ó ï ë æ ر«­·²¹ Ù®±©¬¸ Ì®»²¼­ City Housing Units Change or 2000 - 2010 2000 2010 Jurisdiction Downey 34,749 34,836 0 . 3 % Bellflower 24,247 25,446 4.9% Bell Gardens 9,788 10,040 2.5% Norwalk 27,554 28,492 3.4% Paramount 14,591 15,441 5.8% Pico Rivera 16,807 17,000 1.1% South Gate 24,269 25,108 3.5% Los Angeles County 3,270,909 3,449,489 5.4% Source: U.S. C ensus Bureau, 2006 - 2010 American Community Survey . êð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ìòìòî ر«­·²¹ ̧°» ¿²¼ Ì»²«®» provides characterization of the City's housing stock in 2000 and 20 10 by unit Table 4 - 1 6 type. The 2010 Census indicates that single - family detached homes continue to be the predominant housing type in the City ; however the majority of growth occurring i s condominium and apartment complexes with five or more units. As the City is largely built out , most new housing development is occurring as infill on underutilize d parcels. A ccording to the 2010 Census , the proportion of owner - occupied households in Downey was 51.4 percent which is slightly higher than that of renter - occupied households at 48.5 percent . Ì¿¾´» ì ó ï ê æ ݱ³°¿®¿¬·ª» ر«­·²¹ ˲·¬ Ó·¨ ·² îððð ó îð ïð 2000 2010 Housi ng Type Number o f Percent of N umber o f Percent of Units Total Units Total Single - Family Detached 20,347 92. 4 % 19,972 93.6 % Attached 1,662 7. 6 % 1,376 6.4 % Total 22,009 63.3% 21,348 61.2% Multi - Family 2 - 4 Units 1,623 4.7% 1,57 6 4.5% 5+ Units 10,934 32.5% 11,552 33.1% Total 12,557 36.1% 13,128 37.6% Mobile Homes 193 0.6% 318 0.9% Total Housing Units 34,759 34,836 Total Occupied 33,989 100.0% 33,392 100% Owner - occupied 17,601 51.8% 17,177 51.4% Renter - occupied 16,388 48.2% 16,215 48.5% Vacancies 770 2.2% 1,444 4.1% Source: U.S. Census , 2000 ; U.S. Census Bureau, 2006 - 2010 American Community Survey . Notes: The 2000 census includes recreational vehicles (RVs) and other non - permanent mobile homes in its definition of (a) "mobile homes - other." Department of Finance also includes manufactured housing under the count of mobile homes. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ êï Ý·¬§ ±º ܱ©²»§ ìòìòí ß¹» ¿²¼ ݱ²¼·¬·±² ±º ر«­·²¹ ͬ±½µ shows the age of the housing stock in Downey. In general, housing over 30 Table 4 - 1 7 years old is usu ally in need of some major rehabilitation, such as a new roof, plumbing, etc. As indicated in , approximately 85.7 percent of Downey’s housing units Table 4 - 1 7 were constructed prior to 19 8 0 with a significant portion (42 percent) constructed between 1950 and 1960 . Typically , units that are more than 30 years old, require preventative maintenance to avoid major housing deterioration. Some households, such as senior households, who are long time homeowners living on limited income, may not be able to affor d the cost of major re pairs or renovations needed to maintain their property. Assistance, however, is available through the City’s housing rehabilitation assistance programs, including the Housing Rebate and Grant Program . These existing programs can help preserve the City's existing affordable housing stock. Ì¿¾´» ì ó ï é æ ß¹» ±º ر«­·²¹ ͬ±½µ Structures Built Number Percent Total Housing Units 34,836 100% (a) 2005 or later 341 1.0% 2000 to 2004 386 1.1% 1990 to 1999 1,076 3.1% 1980 to 1989 3,151 9 .0 % 1970 to 1979 4,036 11.6% 1960 to 1969 5,719 16.4% 1950 to 1959 14,645 42 .0 % 1940 to 1949 4,291 12.3% 1939 or earlier 1,191 3.4% S ource : U.S. Census Bureau, 2006 - 2010 American Community Survey . Notes: Does not include mobile homes or manufactured hou sing units. (b) The Code Enforcement Division is responsible for code enforcement a ctivities in the City. In the process of handling code enforcement caseloads, the Code Enforcement Division compiles statistics on the number and type of code complaints in th e City. According to the Code Enforcement Division, in 2 012 there were approximately 829 residential property complaints. Of these complaints, 645 were for property maintenance issues and 184 were for illegal conversions of garages into housing units. A ccording to the Chief Code Enforcement Officer, investigations of property êî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ maintenance complaints usually involve overgrown and un - kept landscaping, peeling paint, broken windows and screens, deteriorated roofs and other property deficiencies that indicate prolonged deferred maintenance. The illegal - conversion of garages to living quarters, on the other hand, can indicate the presence of overcrowding due to a lack of affordable housing in the community. Although there are other categories of code enforcem ent complaints received by the Code Enforcement Division, these two types of complaints are the most common that relate to housing condition and affordability. ìòìòì ر«­·²¹ ݱ­¬­ Affordability is determined by comparing the cost of housing to the in come of local households. HUD defines affordable housing costs as contract rents or mortgage payments, including taxes and insurance, but not utilities, that are equal to or less than 30 percent of the gross income of very low - , low - , and moderate - income h ouseholds. Households spending more than 30 percent of gross annual income on housing experience a housing cost burden, which occurs when housing costs increase faster than household income. When a household spends more than 30 percent of its income on ho using costs, it has less disposable income for other necessities such as health care. Lower income households with a burdensome housing cost are more likely to become homeless or experience overcrowding. Homeowners with a housing cost burden have the optio n of selling the homes and becoming renters. Renters, however, are vulnerable and subject to constant changes in the housing market. For purposes of determining housing affordability, the California Health and Safety Code Section 50052.5 provides the foll owing definition of affordable housing cost based on the area median income (AMI), which is adjusted by family size and income level for each multi - family income (MFI) range. Ì¿¾´» ì ó ïèæ ߺº±®¼¿¾´» ر«­·²¹ ݱ­¬­ ¾§ Ì»²«®» Income Level Owner Renters Extr emely Low - Income(0 - 30% MFI) 30% of 30% AMI 30% of 30% AMI Very Low - Income (0 - 50% MFI) 30% of 50% AMI 30% of 50% AMI Low - Income (51 - 80% MFI) 30% of 70% AMI 30% of 60% AMI Moderate - Income (81 - 120% MFI) 35% of 110% AMI 30% of 110% AMI Source: California H ealth and Safety Code Section 50052.5 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ êí Ý·¬§ ±º ܱ©²»§ ìòìòìòß Ú±® Í¿´» ر«­·²¹ The City of Downey currently has the highest median value for owner - occupied housing stock in the s outheast Los Angeles County area. The 2010 Census documents a median housing unit value of $522,800 in Downey. This is approximately 2 percent above the countywide median of $508,800. compares single - family and condominium Table 4 - 19 sales prices during August 2012 in Downey and nearby communities by ZIP code, and contrasts this with the s ale prices during August 2011. A total of 81 units were sold in the City during 2012, commanding a median sales price of $342,000. Median sale prices in Downey were high er than all of the neighboring communities. The year to year price increase was compar able to that experienced among all the neighboring jurisdictions , the majority of which e xperienced an increase in single - family median home prices. Ì¿¾´» ì ó ïç æ îðïð Ó»¼·¿² ر«­·²¹ ˲·¬ Ê¿´«»­ No. of Median Percen t No. of Median Percent Zip Community Homes Home Change Condos Condo Change Code Sold Price from 2011 Sold Price from 2011 90240 19 $360,000 9.1% 1 $174,000 - 21.8% Downey 90241 32 $395,000 17.0% 2 $214,000 22.1% 90242 21 $308,000 - 6.6% 3 $210,000 16 .0 % Bellflower 90706 35 $325,000 11.1% 7 $ 180,000 - 12.2% Norwalk 90650 85 $270,000 0.0% 11 $200,000 - 8.0% Paramount 90723 11 $233,000 - 1.1% 13 $103,000 12.6% Pico Rivera 90660 39 $270,000 0.0% 8 $193,000 3.5% South Gate 90280 33 $239,000 2.6% 1 $225,000 12.5% Los Angeles 5,633 $348,00 0 8.7% 1,899 $290,000 5.5% County S ource : DQNEWS – 2012 Los Angeles Times ZIP Code Chart, http://dqnews.com According to Trulia.com, in October 2012, there were 7 less housing listings in than in September 2012. A sample of 152 sold homes (single - family residen ces and condominiums/townhouses) sold in early 2008, showed that the majority (53.2 percent ) had 3 bedrooms. The second most sold type (26 percent ) had 2 bedrooms. Four - bedroom homes were 15 percent of the total homes sold. In comparison, , Table 4 - 2 0 b elow, indicates that two and three - bedroom homes still constitute the greatest proportion of housing units within the City. Three - bedroom homes make up the most significant part (3 3.5 percent ) of the City’s housing stock. Four or more bedroom homes were approximately 15 percent of the housing stock. Most of these larger homes were built during or after the 1980s . êì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó î ð æ Ò«³¾»® ±º Þ»¼®±±³­ Bedrooms Number Percent Occupied Housing Units 33,392 95.9% No Bedroom 902 2.6 % 1 - bedroom 6,303 18.1 % 2 - bedrooms 10,993 31.4 % 3 - bedrooms 11,681 33.5 % 4 - bedrooms 3,988 11.4 % 5 or more bedrooms 1,029 3 .0% Source: U.S. Census Bureau, 2006 - 2010 American Community Survey. ìòìòìòß Ø±«­·²¹ 벬¿´ כּ­ According to the 2006 - 2010 American Community Survey Estimates, there were 33,392 total occupied units in Downey. Approximately 71 .3 percent of the renter - occupied units were in buildings with 2 or more units. The median gross rent for Downey was $1,139 per month between 2006 and 2010 . This was the second h ighest median rent level among all neighboring cities, which had a median rental range from $ 938 in South Gate to a high of $ 1,207 in Norwalk. The median rent for the County overall was approximately $ 1,117 . provides a comparison of median ren tal rates for Table 4 - 21 Downey and its neighboring jurisdictions . Ì¿¾´» ì ó î ï æ Ó»¼·¿² ر«­·²¹ 벬¿´ כּ­ Median Jurisdiction Gross Rent Downey $1,139 Bell Gardens $997 Norwalk $1,207 Paramount $1,107 Pico Rivera $1,123 South Gate $938 County of Los Angeles $ 1,117 Source: U.S. Census Bureau, 2006 - 2010 American Community Survey . îðïì ó îðîï ر«­·²¹ Û´»³»²¬ êë Ý·¬§ ±º ܱ©²»§ Rental information for Downey was obtained from i nternet rental listings on Craig’s List and Southland Rental websites. presents results of the rent al survey by unit Table 4 - 22 typ e, including apartments, condominiums/townhomes, and single - family homes. Ì¿¾´» ì ó îî æ ײª»²¬±®§ ±º 벬¿´ ˲·¬­ Unit Type and Units Advertised Rental Range Median Rent Bedrooms Apartments 1 13 $950 - $1,550 $1,250 2 56 $950 - $1,850 $1,400 3 3 $1,775 - $ 2,575 $ 2,175 Condominiums/Townhomes 2 3 $ 1,300 - 1,395 $1,358 3 1 $ 2,100 $ 2,100 Single - Family Homes 1 N/A $N/A 2 2 $1,495 – 1,900 $1,698 3 6 $1,900 – 2,575 $2,238 Source: Trulia.com, 2012. ìòìòìòÝ Ì»²«®» ¿²¼ ر«­·²¹ Í·¦» As indicated in , The City had a total of 33,392 occupied housing units in 2010 . T able 4 - 2 3 The majority of these units are renter - occupied ( 50.8 percent ) . In comparison, owner - occupied units constituted approximately 49.2 percent of all occupied units in the City. About 9 6. 3 percent of the owner - occupant units were single - family attached dwellings . Approximately 3. 3 percent of all owner - occupied units were in bu ildings with 2 or more units. Overall, r enter - occupied units are primarily found in multiple family buildings wh ile owner - occupied units were primarily single family dwellings. êê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó î í æ Ì»²«®» ¾§ Ò«³¾»® ±º ˲·¬­ ·² ͬ®«½¬«®» Tenure by Units in Structure Number Percent Total Housing Units 33,141 100% Owner - Occupied 16,321 49.2% 1 - detached or attached 15,715 96.3 % 2 – 4 units 182 1.1 % 5 or more units 363 2.2 % Other Unit Types 61 0. 3 % Renter - Occupied 16,820 50.8% 1 - detached or attached 4,863 28.9 % 2 – 4 units 1,503 8.9 % 5 or more units 10,267 61.1 % Other Unit Types 187 1.1 % Source: U.S. Census Bureau, 2009 - 2011 American Community Survey A review of recent Craig’s List listings for Los Angeles , a regional internet classified ad website, and Spr ing Street at www.springstreet.net, an internet rental real estate service, shows that rental rates in Downey are comparable to those in the immediate neighboring C ities of Bellflower and Norwalk. ìòìòìòÜ Ø±«­·²¹ ݱ­¬­ ¿²¼ ߺº±®¼¿¾·´·¬§ The costs of home ownership and rent can be compared to a household's ability to pay for housing, using the 2012 HUD - established Area Median Family Income (MFI) limit for Los Angeles County of $ 64,800 . illustrates maximum affordable mortgage Table 4 - 24 payments and ren ts for a four - person household in Los Angeles County. Affordable housing cost is based on a maximum of 30 percent of gross household income devoted to mortgage or rental costs. These maximum affordable costs would be adjusted downward for smaller househol ds, or upward for larger households. Comparison of these maximum affordable housing costs with the sales price data shown sold in Downey. It should be noted, however, that listing previously, indicates that not even moderate income households (81 to 120 percent MFI) would be able to afford the lowest priced single - family homes recently prices can often be higher than îðïì ó îðîï ر«­·²¹ Û´»³»²¬ êé Ý·¬§ ±º ܱ©²»§ actual sales prices. According to the data in , very low - income households would not be able to Table 4 - 24 afford rental apartments in the City given the current market trends . The lowest priced rental unit offered, according to the data collected, was a one - bedroom apartment for $ 950 /month. The maximum rent affordable to very low - income households is $ 658 (for a four - person household) . S ome low - income households are also priced out of the rental market in Downey. The maximum rental rate affordable to a low - income household is $1,026. This would make only studios and one - bedroom apartments available to the highest earning low - income hou seholds. Moderate - income households could afford rental units within the City. However, they would be limited to one and two - bedroom apartment units. The range of affordability for mode rate - income rental housing is $696 to $ 2,138 per month. Rental ra tes for one and two - bedroom units range from $950 to $ 1,850 . Some 3 - bedroom apartments would also be affordable to the moderate - income household with a ren t cost of 1,785 and below. As previously indicated, there are condominiums, townhouses and singl e - family residences for rent in the City but in limited numbers. Their rental rates range from a low of $1 ,300 to a high of $ 2,100 per month. Within this range, there are limited rental opportunities for some moderate - income households. êè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ì ó îìæ Ø ±«­·²¹ ߺº±®¼¿¾·´·¬§ ¾§ ײ½±³» Ù®±«° Affordable Maximum Housing Costs Payment Affordable Price Income Group AMI adjusted by Taxes & Renter Owner Utilities Owner Renter ( b ) S ize Insurance (a) Extremely Low 30% AMI (0 - 30% MFI) Two Person (1 bedro om) $13,293 $ 332 $ 332 $50 $80 $47,112 $282 Three Person (2 bedrooms) $15,192 $ 380 $ 380 $75 $90 $50,017 $305 Four Person (3 bedrooms) $17,091 $ 427 $ 427 $100 $95 $54,086 $327 Five Person (4 bedrooms) $23,325 $ 583 $ 583 $125 $100 $83,390 $458 Very Low 50% AMI (30 - 50% MFI) One Person (Studio) $12,650 $316 $316 $50 $115 $35,219 $266 Two Person (1 bedroom) $21,075 $527 $527 $50 $115 $84,263 $477 Three Person (2 bedrooms) $33,725 $843 $843 $100 $130 $142,767 $743 Four Person (3 bedrooms) $32,400 $810 $810 $125 $140 $126,904 $685 Five Person (4 bedrooms) $38,875 $972 $972 $175 $145 $151,790 $797 Lower 60% AMI 70% AMI (50 - 80% MFI) One Person (Studio) $15,180 $17,710 $443 $443 $48 $150 $57,107 $395 Two Per son (1 bedroom) $25,290 $29,505 $738 $738 $85 $165 $113,544 $653 Three Person (2 bedrooms) $40,470 $47,215 $1,180 $1,180 $125 $190 $201,504 $1,055 Four Person (3 bedrooms) $38,880 $45,360 $1,134 $1,134 $175 $210 $174,406 $959 Five Person (4 bedrooms) $4 6,650 $54,425 $1,361 $1,361 $200 $220 $219,026 $1,161 Moderate Income 110% AMI (81 - 120% MFI) One Person (Studio) $27,830 $696 $812 $135 $405 $63,268 $561 Two Person (1 bedroom) $46,365 $1,159 $1,352 $135 $405 $189,149 $1,024 Three Person (2 bedr ooms) $74,195 $1,855 $2,164 $157 $475 $356,734 $1,698 Four Person (3 bedrooms) $71,280 $1,782 $2,079 $211 $571 $302,009 $1,571 Five Person (4 bedrooms) $85,525 $2,138 $2,494 $238 $628 $379,195 $1,900 Source: Compiled by ESA. Notes: Property taxes and insurance based on averages for the region . (a) Calculation of affordable home sales prices based on a down payment of 20%, annu al interest rate of 5%, 30 - year (b) mortgage, and monthly payment 30% of gross household income. 3. Based on 2012 Los Angeles County MFI $ 64,800 and 2012 HCD State Income Limits 4. Monthly affordable rent based on payments of no more than 30% of household income . îðïì ó îðîï ر«­·²¹ Û´»³»²¬ êç Ý·¬§ ±º ܱ©²»§ ìòë ß­­·­¬»¼ ر«­·²¹ ߬ ó η­µ ±º ݱ²ª»®­·±² State Housing Element law requires an analysis of the potential for currently re nt - restricted low - income housing units to convert to market rate housing, and to propose programs to preserve or replace any units “at risk” of conversion. This section presents an inventory of all assisted rental housing in Downey , and evaluates those un its at risk of conversion during the eight year 2014 - 2021 planning period. There are currently two rental properties with affordability convents; neither is at risk during the planning period. Ì¿¾´» ì ó îë æ ߺº±®¼¿¾´» ر«­·²¹ ߬ ó η­µ ±º ݱ²ª»®­·±² ¬± Ó¿®µ» ¬ כּ Total Risk Status Number of Year Termination Project Tenure Affordable ( 2014 - Bedrooms Built of Covenant Units 2024 ) The View Rental 50 Varies 2013 55 Years No Risk 12 – 1 bdrm 8133 3 St Rental 31 1999 2039 No Risk rd 19 – 2 bdrm 9303 Elm Vista Re ntal 4 2 bedrooms 2007 2042 No Risk 10527 La Reina #1 Ownership 1 2 bedrooms 1995 2015 At Risk 8828 Stoakes Ave Ownership 1 2 bedrooms 1995 2015 At Risk 7928 Puritan St Ownership 1 3 bedrooms 1996 2016 At Risk 9049 Stoakes Ave Ownership 1 2 bedrooms 20 00 2020 At Risk 12821 Blodgett Ave Ownership 1 4 bedrooms 2010 2055 No Risk Source: City of Downey, 2012. Currently the City has no renter occupied units at risk during the planning period. Conversely, all of the owner - occupied units, shown in , are at risk of Table 4 - 25 conversion during the 2014 - 2021 planning period. The City will actively work to create programs in which the focus is to preserve these units beyond the expiration of the covenant so that the owners are able to have affordable housing o ptions. éð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ëò ر«­·²¹ ݱ²­¬®¿·²¬­ This section of the Housing Element examines constraints that could hinder the City’s achievement of its objectives and the resources that are available to assist in the production, maintenance and improvement of the City’s housing stock. Constraints to the provision of housing may be governmental , such as development standards and zoning regulations or non - governmental which may include market and environmental factors. State law requires that Housing Elements analy ze potential and actual governmental and non - governmental constraints to the production, maintenance, and improvements of housing for all persons of all income levels and disabilities. The constraints analysis must also demonstrate efforts by the local jur isdiction to remove governmental constraints that hinder achievement of housing goals. ëòï Ù±ª»®²³»²¬¿´ ݱ²­¬®¿·²¬­ Governmental constraints are policies, development regulations, standards, requirements or other actions imposed by the various levels o f government upon land and housing ownership and development. Although Federal and State agencies play a role in the imposition of governmental constraints, the actions of these agencies are, for the most part, beyond the influence of local government and are therefore not addressed in this document. Apart from federally determined interest rates and State Building Codes, most governmental constraints are local. Land use controls, building codes, processing procedures, and development fees are all factor s that may constrain the maintenance, improvement and/or development of housing in the City. State and federal regulations, which the City has no control over, can also add to governmental constraints. Regulations related to environmental protection, buil ding codes, and other topics have significant, often adverse, impacts on housing costs and availability. While constraints exist at other levels of government, this section emphasizes policies and regulations that can be mitigated by the City. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ éï Ý·¬§ ±º ܱ©²»§ ëòïòï Ô ¿²¼ Ë­» ݱ²¬®±´­ The Land Use Element of the City of Downey's Vision 2025 General Plan sets forth the City's policies for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated for different uses within the City. The City of Downey Vision 2025 General Plan and Zoning Ordinance provide for a range of different intensities of residential land use, including the following: Single - Family Residential (R - 1) - up to 8 dwelling units per acre, including: R - 1 5,000 - up to 8 dwelling units per acre R - 1 6,000 - up to 7 dwelling units per acre R - 1 7,500 - up to 5.8 dwelling units per acre. R - 1 8,500 - up to 5 dwelling units per acre R - 1 10,000 - up to 4 dwelling units per acre . Two - Family Residential (R - 2) - up to 17 dwelling units per acre Multi - Family Residential (R - 3) - up to 24 dwelling units per acre Downtown Downey Specific Plan (DDSP) – up to 75 dwelling units per acre Housing supply and cost are greatly affected by the amount of land designated for residential use and the density at which development is permitted. In Downey, 62 percent of the City's land area (3,764 acres) is designated for residential use. Single - family residential neighborhoods are by far the mo st common residential use in Downey, accounting for 54 percent of all City acreage, and 87 percent of residential acreage in the City. Residential land use acreage includes land used for stacked - flat apartment complexes, “stacked flat” - style condominiums, and “townhome” - style condominiums. The Final EIR for the Downey Vision 2025 General Plan, adopted in 2005, documents a residential “build out” of 36,915 units, or 2,156 units above the City’s existing (2000) housing stock of 34,759 units. This figure i ncludes all vacant and developed residential land. Most of the land is already developed but some parcels are underutilized under the Zoning Code. All new housing units are likely to come from under - utilized residential properties. This will occur throug h the expansion of the existing housing supply through recycling of lower density development or underutilized land to higher densities. The City also anticipates new development in the mixed use districts established in the Downtown Downey Specific Plan, adopted in September 2010. éî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ëòïòî λ­·¼»²¬·¿´ Ü»ª»´±°³»²¬ ͬ¿²¼¿®¼­ The City's current residential development standards, both on and off - site, are typical for those cities immediately surrounding Downey. The surrounding cities developed and mature d during the same period. The density permitted, yard setback requirements, and other standards regulating residential development in the City are in concert with those being used by other surrounding communities and to a great extent, throughout the subu rbs of Los Angeles and Orange Counties. The Downey Municipal Zoning Code limits all single - family residential building heights to between 26 and 30 feet in two stories. Multifamily building heights are limited to 35 feet or 3 stories, whichever is less. The City currently offers a height and/or density bonus for affordable units. In addition, the application of these standards, particularly in the multiple - family residential zone districts (R2 and R3 zones), has resulted in the redevelopment of parcels ( that were previously underdeveloped) with new residential projects. Typical redevelopment includes demolition of current structures and the construction of new units to the allowed maximum density (24 du/acre), usually consisting of multifamily dwellings with units located above ground floor garages. Examples of these types of projects include projects recently constructed on the south side of Telegraph Road, along the City’s northern border with Pico Riviera. The City has recently undertaken a compreh ensive update to its residential development standards in 20 08 . The adopted residential development standards place slightly greater restrictions on the permitted sizes of houses in R - 1 zone districts, including more restrictive setback requirements. The se standards are aimed to limit the size of single family homes in the City to discourage over - sized homes that are incompatible with homes in existing single - family neighborhoods. For properties in the R - 3 zoning district, the development standards remain largely unchanged (setback, height, and parking requirements) from the existing standards. Therefore, the new standards will not introduce new regulatory requirements nor would they impede the redevelopment of underdeveloped multifamily zoned properties as described above. The current residential development standards for single - family development are shown in and development standards for multi - family development are summarized Table 5 - 1 in . Table 5 - 2 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ éí Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ë ó ïæ Í·²¹´» Ú¿³·´§ Ü»ª»´±°³»²¬ ͬ¿²¼¿®¼ ­ Zone Development Standard R - 1 – 5,000e R - 1 – 6,000 R - 1 – 7,500 R - 1 – 8,500 R - 1 – 10,000 Lots Lot area - minimum (square feet) 5,000 6,000 7,500 8,500 10,000 15,000 Lot width - minimum (feet) 50 50 60 65 70 70 Lot depth - minimum (feet) L ots shall conform to the average depth of adjacent lots. Floor area ratio .60 .60 .60 .60 .60 .60 ( a ) Building height - maximum (feet) main building 28 28 28 28 30 30 accessory building 12 12 12 12 12 12 Maximum 2nd floor footprint/1st flo or 80 80 80 80 80 90 footprint (percent) Yard setbacks - minimum (feet) (b) Front 20 20 20 20 20 25 ( c) rear 2 0 20 20 20 20 20 side interior (one - story structure) 5 5 5 5 5 5 interior (two - story structure) each side/total of both sides 5/15 5/15 5/15 5/15 5/15 10/25 corner 10 10 10 10 10 10 Dwelling unit size - minimum ( sq ft) (d) one (1) bedroom 700 700 700 700 700 700 two (2) bedroom 850 850 850 850 850 850 three (3) bedroom 1,100 1,100 1,100 1,100 1,100 1,100 four (4) bedroom 1,300 1,300 1,300 1,300 1,300 1,300 more than four (4) bedrooms 1,500 1,500 1,500 1,500 1,500 1,500 Building separation - minimum (feet) 10 10 10 10 10 10 Main building and detac hed garage 5 5 5 5 5 5 separation - minimum (feet) AC , mechanical , roof, and utility Subject to Section 9504 equipment Design review Subject to Section 9820 Drainage Subject to Section 9522 Environmental protection standards Subject to Section 9516 Landscaping, lighting, and walls Subject to Section 9522 Nonconforming uses, lots, and Subject to Section 9410 structures Off - street parking and loading Subject to Chapter 7 Signs Subject to Chapter 6 Site plan review Subject to Section 9822 Visibili ty Subject to Section 9538 Wireless communication facilities Subject to Section 9428 Source: Downey Planning Division: October, 2012. éì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Notes: Single - family dwelling units in the R - 1 Zone are eligible for a 0.05 FAR bonus for providing renewable ene rgy sources, for (a) a maximum FAR of 0.65, in accordance with the provisions of Section 9312.08(B)(2). No more than forty (40) percent of a second - story façade may occur at the speci fied first floor front setback. (b) Remaining portions of the second story s hall be set back a minimum of an additional five (5) feet. Unless the property is identified on the prevailing setback map, as adopted by the Commission, in which case the (c) greater of the two setbacks shall apply. Exclusive of porches, balconies, g arages, or other such accessory structures or architectural features. (d) Ì¿¾´» ë ó îæ Ó«´¬· ó Ú¿³·´§ Ü»ª»´±°³»²¬ ͬ¿²¼¿®¼­ Zone Development Standard R - 2 R - 3 R - 3 - O Lot area - minimum (square feet) 5,000 10 ,000 10 ,000 Lot area per dwelling unit - minimum (squ are 2,500 1,980 1,980 feet) 1,815 (for lots greater 1,815 (for lots greater than 15,000 square than 15,000 square feet) feet) Lot width - minimum (feet) 50 100 10 0 Lot depth - minimum (feet) Lots shall conform to the average depth of adjacent lots Lo t coverage - maximum (percent) 50 50 50 Building height - maximum (feet) main building 30 feet or two stories, 35 feet or three stories, 35 feet or three stories, whichever is less whichever is less whi chever is less (a) (a) 12 feet 12 feet 12 feet accessory building Yard setbacks - minimum (feet) front 20 15 15 rear 20 see note see note ( b ) (b) (b) side interior 5 5 5 (c) (c) (c) corner 10 7.5 7.5 Dwelling unit size - minimum (square feet) ( d ) , ( e ) s tudio units -- 500 500 one (1) bedroom 700 600 600 two (2) bedroom 850 800 800 three (3) bedroom 1,100 1,000 1,000 four (4) bedroom 1,300 1,300 1,300 Building separation - minimum (feet) 10 10 10 Main building and detached garage 5 5 5 s eparation - minimum (feet) Usable open space area per dwelling unit – -- 200 200 minimum (square feet) Air conditioning, mechanical roof and utility Subject to Section 9504 equipment Design review Subject to Section 9820 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ éë Ý·¬§ ±º ܱ©²»§ Zone Development Standard R - 2 R - 3 R - 3 - O Drainage Subject to Sect ion 9522 Environmental protection standards Subject to Section 9516 Landscaping, lighting, and walls Subject to Section 9522 Nonconforming uses, lots, and structures Subject to Section 9410 Off - street parking and loading Subject to Chapter 7 Signs Sub ject to Chapter 6 Site plan review Subject to Section 9822 Visibility Subject to Section 9538 Wireless communication facilities Subject to Section 9428 Source: Downey Planning Division: October, 2012. Notes: When abutting R - 1 or R - 2 zoned prope rties , the variable height requirement shall apply in accordance with Section (a) 9534.24. When the rear yard abuts an R - 1 Zone, the following minimum setbacks are required: twenty (20) feet for a one (1) (b) story building, thirty (30) feet for a two (2) stor y building, and forty - six (46) feet for a three (3) story building. When the rear yard area abuts a fully dedicated public alley, the following minimum setbacks are required: no setback required for a one (1) story building, ten (10 feet) for a two (2) st ory building, and twenty - six feet for a three (3) story building. When the rear yard area abuts another R - 3 Zone the following minimum setbacks are required: ten (10) feet for a one (1) story building, fifteen (15) feet for a two (2) story building, and tw enty (20) feet for a three (3) story building. When abutting the R - 1 Zone, the minimum setback shall be ten (10) feet. (c) Exclusive of porches, balconies, garages, or other such accessory structures or architectural features. (d) Each additional bedr oom over four (4) shall be a minimum of one hundred thirty (130) square feet. (e) ëòïòí Ю±ª·­·±²­ º±® ¿ Ê¿®·»¬§ ±º ر«­·²¹ ̧°»­ Housing E lement L aw require s jurisdictions to identify available sites in appropriate zone districts with development standa rds that encourage the development of a variety of housing types for all income levels, including multi - family rental housing, factory - built housing, mobile homes, emergency shelters, and transitional housing. The following paragraphs describe how the Cit y makes provisions for these types of housing . ëòïòíòß Ó«´¬· ó Ú¿³·´§ 벬¿´ ر«­·²¹ Multiple - family housing is the second most predominant dwelling type in the City, comprising about 42 percent of the total housing units. The number of multi - family un its has increased in recent years as underdeveloped multi - family zoned lots with only one unit located on them are recycled and redeveloped with higher density uses . Many éê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ multi - family zoned lots occupied with single - family homes are still located throughou t the City. The City’s Z oning O rdinance provides for multiple - family unit s in the R - 3 Zone. In addition, the City has also identified the Downtown Downey Specific Plan area as an opportunity area for the development of multifamily housing. The Downtown Downey Specific Plan was initiated by the City to guide growth and residential development in Downtown, encourage economic revitalization, and create a lively center of activity for the City. The Specific Plan establishes 131 acres as mixed use and looks t o create unique districts with specific development standards and design guidelines. Downtown Downey is envisioned as a vibrant urban center providing a wide array of dining, working, living, shopping, entertainment, and cultural opportunities all within a short walking distance. The Specific Plan includes specific objectives to focus growth in the Downtown area, by allowing and promoting higher density residential and mixed use development and to develop residential uses for all income levels. The Specif ic Plan, adopted in 2010, establishes five unique land use districts, four of which all for mixed use and residential development by right . The four districts permitting residential development do so at the following densities: 1. Downtown Core – 20 to 40 dwelling units per acre 2. Downtown Residential – 8 to 40 dwelling units per acre 3. Firestone Boulevard Gateway – 40 to 75 dwelling units per acre 4. Paramount Boulevard Professional – 20 to 40 dwelling units per acre presents the development standards f or the Downtown Downey Specific Plan Table 5 - 3 area. Ì¿¾´» ë ó íæ ܱ©²¬±©² ܱ©²»§ Í°»½·º·½ д¿² λ¹«´¿¬·±²­ Firestone Paramount Design Standards and Downtown Downtown Boulevard Boulevard Civic Center Guidelines Core Residential Gateway Professional Minimum Lot Size 2 ,500 SF 5,000 SF 20,000 SF 10,000 SF * Maximum Floor Area Ratio 1.5 FAR 1.5 FAR 3.0 FAR 2.0 FAR * (FAR) Maximum Height Limit 3 stories/ 45 ft 4 stories/50 ft 6 stories/75 ft 4 stories/50 ft * (See Section 3.6.2, Exhibit 3.2) Minimum/Maximum Density 20 - 4 0 du/ac 8 - 40 du/ac 40 - 75 du/ac 20 - 40 du/ac * One bedroom - 600 square feet Two bedroom – 750 square feet Minimum Unit Sizes * Three bedroom – 1,000 square feet îðïì ó îðîï ر«­·²¹ Û´»³»²¬ éé Ý·¬§ ±º ܱ©²»§ Firestone Paramount Design Standards and Downtown Downtown Boulevard Boulevard Civic Center Guidelines Core Residential Gateway Professional 80% - 100% 80% Commercial Commercial and Mixed - and Mixed - Maximum Lot Coverage Lot Coverag e Use/ Use/ 100% * Varies 60% if 60% if Residential Residential Only Only Source : Downtown Downey Specific Plan, adopted September 2010. The City has identified the Downtown Specific Plan area as a key growth area. The Specific Plan strategically aims to facilitate the development of employment opportunities, dining, shopping, neighborhood services, and residential uses in close proximity to reduce vehicle trips and create a vibrant downtown. In 2012, the City approved an application for the first new mult ifamily residential project within the Specific Plan area. The 50 unit project, named The View, is deed restricted for very low (5 units) and low income (45 units) households. It is anticipated based on the allowed densities and the sites available that th e Specific Plan area will offer significant opportunities to accommodate the City’s RHNA allocation. Furthermore the City encourages the development of residential uses to the maximum extent possible through development incentives, including: density bonus es, shared parking/parking reductions, development standard modifications, and fee modifications whenever feasible. ëòïòíòÞ Ó±¾·´» ر³»­ñÓ¿²«º¿½¬«®»¼ ر«­·²¹ The 2006 - 2010 American Community Survey Estimates, report there were 318 mobile homes in th e C ity in 2010 . A more recent mobile home survey conducted by th e Planning Division Staff found, however, that there are actually only 185 mobile homes in the City. The City of Downey provides for mobile homes within existing mobile home parks, and manufact ured homes in residential established neighborhoods provided they meet specific standards, including being certified according to the National Manufactured Housing Construction and Saf ety Standards Act of 1974. Manufactured units must be installed on a pe rmanent foundation in compliance with all applicable building regulations and Title 25 of the California Health and Safety Code. Existing mobile home parks in Downey are show in . Table 5 - 4 éè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ë ó ì æ ܱ©²»§ Ó±¾·´» ر³» п®µ­ Name Address Number of Un its 12265 Woodruff Avenue ACE Trailer Park 70 Downey, CA 90241 13331 Lakewood Boulevard Orange Grove Mobile Home 48 Park Downey, CA 90242 12532 Lakewood Boulevard SUN Trailer Park 27 Downey, CA 90242 13441 Lakewood Boulevard Tri - City Mobile Lodge 40 Do wney, CA 90242 Total: 185 Source: Downey Planning Division: October, 2012. ëòïòíòÝ ó Í»½±²¼ ˲·¬­ The City’s zoning ordinance specifically provides for second dwelling units on single - family residential zoned lots in 24 specially designated R - 1 overlay districts set aside for second unit development (called “SUD’s”). Specific development standards are included in the SUD overlay, to accommodate second single family dwellings that are compatible with the existing single - family dwelling on each lot. An inventory of sites with potential to accommodate second units within the Second Unit Overlay is included in . The City has historically seen great success Section 6 , Housing Resources with their second unit development overlay and promotes the prog ram on the City website and in other public places. Generally, second units include one or two bedrooms and the City has found they are rented at below market rents. Based on the price per square foot of the units developed during the previous planning per iod, City Staff has found that 50 percent of second units are affordable to lower income households and 50 percent moderate income households. Consequently, for the 2014 - 2021 planning period, the City has utilized this ratio to estimate that second units a re a key strategy to equally accommodate their low and moderate income RHNA allocation. ëòïòíòÜ ó Ì®¿²­·¬·±²¿´ ر«­·²¹ ¿²¼ Û³»®¹»²½§ ͸»´¬»®­ Pursuant to State law, the City permits tran sitional or supportive housing ( when there are 6 or fewer residents) in all residential zones in the City. These facilities are subject to the îðïì ó îðîï ر«­·²¹ Û´»³»²¬ éç Ý·¬§ ±º ܱ©²»§ same underlying zoning standards as other residential uses in the same residential zoning district. Due to funding reductions and staff cutbacks the City was unable to complete t he Zoning Code amendments to address transitional housing and emergency shelters in the time specified by the 2008 - 2014 Housing Plan. The City has drafted an ordinance amending the Zoning Code to allow emergency shelters and transitional living facilities in the Hospital Medical Arts (H - M) Zone by right without any other discretionary permit required. During the planning period a new residential care facility opened for disabled residents and City Staff approved the expansion of an existing emergency shelte r. The City will take the Ordinance to City Council in early 2013 . ëòïòíòÛ Í·²¹´» α±³ ѽ½«°¿²½§ øÍÎÑ÷ ر«­·²¹ Due to funding reductions and staff cutbacks the City was unable to complete the Zoning Code amendments to address SRO units in the time spec ified by the 2008 - 2014 Housing Plan. The City has drafted an ordinance amending the Zoning Code to permit SRO’s in at least one non - residential zone as a permitted use and SRO’s as a conditionally permitted use in appropriate residential zones. The applica ble development standards are no more restrictive than standards that apply to other residential uses of the same type permitted in the same zone. The City will take the Ordinance to City Council in January 2013 . ëòïòíòÚ Ø±«­·²¹ º±® л®­±²­ ©·¬¸ Ü·­¿¾·´ ·¬·»­ Physical disabilities can hinder access to housing units of traditional design as well as limit the ability to earn adequate income. In 2010 , approximately 8.2 percent of Downey’s population was reported to be living with a disability. This count in cludes age - related as well as other disabilities. Housing opportunities for the physically disabled are maximized through the provision of affordable, barrier - free housing. Special modifications include units with access ramps, wider doorways, assist bars in bathrooms, lower cabinets, and elevators. This is accomplished through the City’s compliance with the Federal Americans with Disabilities Act (ADA) and the 2007 Title 24 Part 2, California Building Code regulations. In addition, the City administers the Housing Rebate and Grant Program that provides financial assistance to disabled households to perform modifications such as those described above. As previously indicated, the Downey Municipal Code permits residential care facilities, including facilitie s for the disabled (with 6 or fewer residents), by right in all zones that all residential uses in the City. For group homes with 7 or more residents, the City requires approval of a conditional use permit in all residential zones in the City. There are no facility concentration or distance requirements or similar limitations for either type of residential care facility. The applicable development standards are no more restrictive èð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ than standards that apply to other residential uses of the same type permit ted in the same zone. The City of Downey defines a “family” as “ two (2) or more persons bearing the generic character of, and living together as, a relatively permanent single bona fide housekeeping unit in a domestic relationship based upon birth, marria ge, or other domestic bond of social, economic, and psychological commitment to each other, as distinguished from a group occupying a boarding house, club, dormitory, fraternity, lodging house, motel, rehabilitation center, rest home, or sorority. ” ëòïò ì Ü»ª»´±°³»²¬ ׳°¿½¬ ¿²¼ д¿²²·²¹ Û²¬·¬´»³»²¬ Ú»»­ The City collects various development impact fees and planning entitlement fees from developers to cover the costs of processing permits and providing necessary services and infrastructure. Fees are usu ally collected upon filing of an application for development projects that require discretionary approval or a t the time building permits are issued. ëòïòìòß Ü»ª»´±°³»²¬ ׳°¿½¬ Ú»»­ Development impact fees collected from developers include school fee s ($ 3.20 /square foot) and an Art in Public Places fee (applies to residential of four or more units with a value of 1 percent of the total valuation ) which is one percent of the building valuation with a maximum fee of $150,000. In addition, a parkland de dication fee is required for each residential unit built. The current rate is $ 1,289.61 per newly built single - family dwelling, and $ 980.50 for multifamily dwelling units. The parkland fees are adjusted annually for the CPI - U. Two additional development i mpact fees include the Record Management Fee (0.05 percent of building permit valuation) and General Plan Maintenance Fee (0.2 percent of building permit valuation) Additionally, residents are charged for refuse collection for single - family residences and pay a utility users tax on electric, gas, and telephone. No utility tax is charged for water. All of these fees are charged to provide revenues to enhance services, facilities and infrastructure serving residents, businesses, employees and visitors in the City. ëòïòìòÞ Ð´¿²²·²¹ Û²¬·¬´»³»²¬ Ú»»­ îðïì ó îðîï ر«­·²¹ Û´»³»²¬ èï Ý·¬§ ±º ܱ©²»§ provides a listing of planning entitlement fees the City of Downey charges for Table 5 - 5 residential development. These fees are typically collected at the time a development entitlement application is fil ed with the City. In addition, there may be other fees assessed depending upon the circumstances of the development. For example, the builder may need to pay an inspection fee for sidewalks, curbs, and gutters if installation is required or the builder m ay need a variance, conditional use permit, or site plan review for special entitlement issues. The planning entitlement fees listed in show those which are typically charged for a standard residential Table 5 - 5 development. Ì¿¾´» ë ó ë æ Ú»»­ ݸ¿®¹»¼ Ú ±® λ­·¼»²¬·¿´ Ü»ª»´±°³»²¬ Fee Type Fee Appeal (a) Conditional Use Permits $ 2,000 $ 1,000 Conditional Use Permits $500 $250 (R - 1 Zone Only) Minor Zone Variance/Yard Modification $300 $150 Second Unit Development $600 $300 Zone Variance $ 2,000 $ 1,0 00 Zone Variance (R - 1 Zone Only) $500 $250 Certificate of Compliance $ 5 00 $2 5 0 Lot Line Adjustment/Lot Merger $ 500 $ 250 Parcel Map $ 2,000 $ 1,000 Tract Map $ 2,000 $ 1,000 Design Review Direct Cost + 10% $270 R - 1 Design Review (Owner - Occupied) $270 $135 CEQA - Negative Declaration $ 850 N/A CEQA - Mitigated Negative Declaration Direct Cost + 10% N/A Environmental Impact Report Cost+10% N/A County Clerk Processing Fee $ 75 N/A Source: City of Downey Planning Division Notes: Appeal fees are charged for appeals of discretionary entitlements (a) As a means of assessing the cost that fees contribute to development in Downey, the City has updated and calculated the total Building, Planning, and Engineering fees associated with single family and multi - family development prototypes. Table 5 - 6 èî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ presents the development fees for a 1,500 - square - foot , two - bedroom /two - bathroom single - family unit as well as the development fees for a 1,000 - square - foot , two bedroom/one - bathroom multi ple - family unit . For a single family residential unit , the amount of the development fee is approximately $ 17,889.71 . Furthermore , the development fee for a multiple - family unit is approximately $ 12,883.3 . The highest fees for the single family residential unit and multiple - fa mily units are the School Fee ($3.20 per square foot), Plans Archival/Record Management, and the Strong Motion - State Quake Tax. The development processing fees and school fees are largely determined by square footage, valuation and a number of other f actors including the number or bedrooms, bathrooms, outlets, etc. This makes it difficult to accurately determine the average and actual fees charged to a developer for residential development. In summary, Downey development fees represent a small portion of overall cost of residential development, and are comparable to, if not lower than, other Los Angeles jurisdictions. The City has worked hard to keep fees low and will continue to do so, utilizing allocated funds to promote development of affordable hous ing, housing for extremely low income and disabled residents. Ì¿¾´» ë ó ê æ Ü»ª»´±°³»²¬ ׳°¿½¬ Ú»»­ л® Ë ²·¬ Permit Fees Single Family Unit Multi - Family (per unit) (a) (b) Building Permit $1,212 $1,208 Plan Check Fee $1,030 $1,026 Electrical permit $2,74 .4 $2,11 Mechanical permit $96.7 $84.1 Plumbing permit $137 $123.7 School Fee $4,800 $3,200 Parkland Dedication Fee $1,289.61 $ 980.50 Deputy Inspector Registration $50 $50 Plans Archival/Record Management $6,000 $4,000 Strong Motion - State Quake Tax $3,000 $2,000 Green Building Standards $1 $1 TOTAL $ 17,889.71 $ 12,883.3 Source: City of Downey, 2012 . Notes: Calculations based on a. single - family unit 1,500 sq ft of living area with 400 sq. ft. garage space . b. Building (a) îðïì ó îðîï ر«­·²¹ Û´»³»²¬ èí Ý·¬§ ±º ܱ©²»§ Valuation per unit of $300 ,000 . Calculations based on a multi - unit 1,000 sq ft of living area with 400 sq ft garage space with a building valuation of (b) $200,000 per unit . ëòïòë Þ«·´¼·²¹ ݱ¼»­ ¿²¼ Û²º±®½»³»²¬ In addition to land use controls, local building codes also affect the cost of housing. Downey has adopted the International Building Code (IBC) which establishes minimum construction standards. As required of all jurisdictions in California, Downey, has adopted the latest (2010) California Green Building Code establis hes construction standards necessary to protect public health, safety, and welfare. The provision of the California Building Code is to ensure that barrier - free design is incorporated in all buildings, facilities, site work and other developments to which this code applies and to ensure that they are accessible to and usable persons with disabilities. The following are local amendments to the Building code adopted by Downey to protect public health and safety from hazards indigenous by the City: The City requires c opper wire as the preferred material used for wiring. For electrical systems utilizing aluminum wiring, plans must be submitted by a registered engineer for approval, prior to issuance of an electrical permit. Existing aluminum wiring may not be connected to a copper wiring system except in a manner approved by the Building Official and shall have a properly sized over current protection device. The provisions of the California Mechanical Electrical Code, as adopted and amended by the Downey Muni cipal Code, will apply to gas piping from the point of delivery, gas appliances and related accessories as covered in this code. These requirements apply to gas piping systems extending from the point of delivery to the inlet connections of appliances and the installation and operation of residential and commercial gas appliances and related accessories. Any individual who receives a permit to do mechanical work, must be a contractor licensed to perform such work covered by the permit; the exception , mecha nical work associated with R - 3 and U occupancies. The City council will set the amount of fees to be requited for the issuance of permits required by the Downey Mechanical Code, and will adjust fees annually based upon data provided by the Building and Sa fety Division of the Community Development Department The City will issue re - inspection fe e s for failure to provide access when the approved plans are not readily available to the inspector on the date for which inspection is requested or for deviating fro m plans requiring the approval of the Building Official. èì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Any individual who receives a permit to do plumbing work must be a contractor licensed to perform such work covered by the permit ; the exception, plumbing work associated with R - 3 and U occupancies. Every application for a permit to do work related to plumbing must state in writing on the application form provided for that purpose, the character of the work proposed to be done and the amount and kind in connection. An investigation, in addition to t he permit fee, will be collected whether or not a plumbing permit issued. The provisions of the California Residential Code, as adopted and amended by the Downey Municipal Code, shall apply to the construction, alternation, movement, alteration, movement, enlargement, replacement, repair, equipment, use and occupancy , location, removal and demolition of detached one and two - family dwellings or townhouses not more than three stores above grade plane in height with a separate means of egress and their accesso ry structure. The provision of the California Energy Code, Title 24, Part 6 shall apply to all matters governing the design in and construction of buildings for energy efficiency. The provisions of the California Green Building Standards Code, will apple to the planning design, operation, construction, use and occupancy of every newly constructed building or structure. These local amendments do not constrain the development of housing, but rather ensure that applicants adhere to the proper process to ob tain permits and that the health and safety of residents is considered. ëòïòê Ô±½¿´ Ю±½»­­·²¹ ¿²¼ л®³·¬ Ю±½»¼«®»­ The processing time needed to obtain development permits and required approvals is often cited as a prime contributor to the high cos t of housing. Additional time may be necessary for environmental review, depending on the location and nature of a project. In response to State law, California cities have been working to improve the efficiency of permit and review processes by providin g 'one - stop processing,' thereby eliminating duplication of effort. The passage of the Permit Streamlining Act limits City processing times for entitlements to a 30 day review and 60 days for a hearing. The City of Downey has fully implemented the provis ions of the Permit Streamlining Act , as well as more recent legislation requiring the establishment of one - stop permit coordination. Based on periodic surveys conducted by the City, local processing times are comparable to those experienced in neighbor ing communities. For example, for single - îðïì ó îðîï ر«­·²¹ Û´»³»²¬ èë Ý·¬§ ±º ܱ©²»§ family residences and two - family residences, no discretionary review process is required and the proposed residential building application can proceed directly to plan check (assuming the proposed residence meets o f all of the zoning requirements). For multiple - family projects, the applicant is required to complete the City’s Site Plan Review process, which is typically a 6 to 8 week process from the time an application is filed and building permits are issued for the project. There is no design review requirement for single - family or multifamily residential projects in the City. However, site plan review applications for multifamily residential projects are approved only after making the following findings: That t he proposed development is in accordance with the purposes and objectives of this article and the zone in which the site is located; That the proposed development’s site plan and its design features, including architecture and landscaping, will integrate h armoniously and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City; That the site plan and location of the buildings, parking areas, signs, landscaping, luminaries, and other site features indica te that proper consideration has been given to both the functional aspects of the site development, such as automobile and pedestrian circulation, and the visual effects of the development from the view of the public streets; That the proposed development will improve the community appearance by preventing extremes of dissimilarity or monotony in new construction or in alterations of facilities; That the site plan and design considerations shall tend to upgrade property in the immediate neighborhood and sur rounding areas with an accompanying betterment of conditions affecting the public health, safety, comfort, and welfare; and That the proposed development’s site plan and its design features will include graffiti - resistant features and materials in accordan ce with the requirements of Section 4960 of Chapter 10 of Article IV of the Zoning Code. Many minor permits are issued requiring only “over - the - counter” approval such as for residential room additions and residential rehabilitation permits (plumbing, elec trical, roofing). In addition, the City allows the issuance of separate grading and foundation permits prior to the issuance of the building permits. Plans are allowed to be submitted to plan check prior to the Planning Commission and City Council final a pproval of the project with the submittal of a hold harmless agreement. Discretionary permits (i.e . variances, conditional use permits, tentative maps, etc.) typically require 3 to 4 months to review and process for a public hearing. This processing time varies with the type of environmental review required. The Planning Commission remains the only entity in the discretionary review process, except when the processing involves a legislative action , èê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ or unless a Planning Commission decision is appealed. I n these cases, approval by the City Council is required. To encourage and facilitate the development of a variety of housing types, the City continues to monitor permit processing times to ensure the fastest possible turnaround for applications. The Cit y has modified the ir application packet to simplify and streamline the application process and works with developers to ensure efficient case processing . The City has also been computerizing property data to provide more reliable information to t he public in a more cost - effective manner using new permitting software by Accela. This includes zoning, general plan, land use, property owner information, prior planning cases, county assessor maps, and digital aerial photographs for each parcel. The City's compre hensive zoning map and general plan land use map have also been computerized using enhanced geographic information system technology. ëòïòé Ѳ ¿²¼ Ѻº ó Í·¬» ׳°®±ª»³»²¬ λ¯«·®»³»²¬­ On and off - site improvement requirements for residential development in the City are imposed on a case - by - case basis. In general, full street width dedication is required along with the construction of sidewalks where widening is needed. The typical residential street in Downey has a 60 - foot width, which includes 36 feet fro m curb - to - curb and a 12 - foot wide parkway/sidewalk on each side of the street. The project applicant, however, is only obligated to dedicate property for the street widening. Construction costs associated with the right - of - way improvements (including side walk construction) are borne by the City. On and off site improvements have not been determined to be a constraint to the development of affordable housing. ë òî Ò±² ó Ù±ª»®²³»²¬¿´ ݱ²­¬®¿·²¬­ ëòîòï ݱ²­¬®«½¬·±² ݱ­¬­ The cost of building materials for residential construction has risen dramatically in recent years. According to the U.S. Department of Labor, the overall cost of residential îðïì ó îðîï ر«­·²¹ Û´»³»²¬ èé Ý·¬§ ±º ܱ©²»§ construction materials rose by 2 percent between 2011 and 2012, with steel costs increasing 0.4 percent and the cost of cement increasing 1.5 percent . With the slowdown of the real estate market from 2008 until 2012, the price of construction materials has shown a significant decrease compared to the construction boom. The 2 percent increased in over all constructio n costs experienced over the past year is primarily due to the cost of labor. Together, the cost of building material and construction labor are the most significant cost components of developing residential units. In the current southern California mar ket, construction costs are estimated to account for upwards of 50 percent of the sales price of a new home. Typical construction costs for high - density apartment (20 units per acre) development run around $150,000 per unit including $10,000 per unit for structured parking. Hard construction costs for development of median - density (15 units per acre) condominiums over podium parking run approximately $200,00 0 per unit, including $35,000 per unit for the parking structure. Variations in the quality of m aterials, type of amenities, labor costs and the quality of building materials could result in higher or lower construction costs for a new home. Pre - fabricated factory built housing, with variation on the quality of materials and amenities may also affe ct the final construction cost per square foot of a housing project. Furthermore, the unit volume - that is the number of units being built at one time - can change the cost of a housing project by varying the economies of scale. Generally, as the number of units under construction at one time increases, the overall costs decrease. With a greater number of units under construction, the builder is often able to benefit by making larger orders of construction materials and pay lower costs per material unit . Density bonuses granted to a project, can also impact construction costs. Municipalities often grant density bonuses as an incentive for the builder to provide affordable units at the project site. The granting of a density bonus provides the build er with the opportunity to create more housing units and therefore more units for sale or lease than would otherwise be allowed without the bonus. Since greater units can potentially increase the economy of scale, the bonus units could potentially reduce the construction costs per unit. This type of cost reduction is of particular benefit when density bonuses are used to provide affordable housing. ëòî òî Ô¿²¼ ߪ¿·´¿¾·´·¬§ ¿²¼ ݱ­¬ There is very little vacant residential land available in the City. This is a significant constraint to the development of new housing within the City. Another constraint to the development of additional residential units can occur on underdeveloped properties, particularly R - 3 multiple family zoned properties. The eco nomy of land value and the èè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ cost of new construction can limit what a property owner can expect to achieve on an underdeveloped property. Even with an allowable 24 units per acre, as permitted by the Downey Municipal Code, recycling and redevelopment can b e difficult. includes an analysis and discussion of vacant and Chapter 6, Housing Resources , underutilized residentially - zone parcels in the City that can accommodate new housing. For example, vacant single - family zoned parcels were identified and inven toried to determine the number of single - family dwellings that could be built. Also, if developed lots in R - 1 and R - 2 zones in the City met certain size and configuration criteria, and were located in one of the City’s Second Unit District (SUD) Overlay di stricts (See ), additional unit capacity was counted. Figure 3 Aside from the three residential zones in the City that accommodate residential development (R - 1, R - 2, and R - 3 zones), the City has also identified opportunities in which commercial propertie s can be “recycled” for residential purposes and has specifically identified an additional “residential development opportunity area” which will support the development of housi ng in a mixed - use configuration , primarily within the Downtown Downey Specific Plan area. In 2010 the City Council adopted the Specific Plan, identifying it as an opportunity area for the development of mixed use, multifamily housing. The Specific Plan establishes five unique land use districts, four of which all for mixed use develo pment, including residential uses at densities up to 75 dwelling units per acre. According to the survey conducted for th e 2008 - 2014 E lement including potential capacity in R - 1 and R - 2 zones (including second dwelling unit overlay areas), R - 3 zones, and wi thin the Downtown Downey Specific Plan area , there is sufficient capacity for new units to accommo date the City’s RHNA allocation . The price of raw land and any necessary improvements is a key component of the total cost of housing. The diminishing sup ply of land available for residential construction combined with a fairly steady demand for such development has served to keep the cost of land high and rising in southern California. In addition, the two factors which most influence land holding costs a re the interest rate on acquisition and development loans, and government processing times for plans and permits. The time it takes to hold land for development increase the overall cost of the project. This cost increase is primarily due to the accrueme nt of interest on the loan, the preparation of the site for construction and processing applications for entitlements and permits. ëòî òí ߪ¿·´¿¾·´·¬§ ±º Ú·²¿²½·²¹ The availability of financing in a community depends on a number of factors, including the type of lending institutions active in the community, lending practices, rates and fees charged, laws and regulations governing financial institutions, and equal access to those institutions. Through analysis of Home Mortgage Disclosure Act (HDMA) data on îðïì ó îðîï ر«­·²¹ Û´»³»²¬ èç Ý·¬§ ±º ܱ©²»§ the disposition of residential loan applications , an assessment can be made of the availability of residential financing within a community. Residential lending activity in Downey consisted of 417 applications for conventional home purchase loans i n 2012, reflecting 2 percent of the ownership housing stock. This is a significant decrease from the 3,202 total applications in 2006. provides the Table 5 - 7 status of home purchase loan applications in both Downey and Los Angeles County. As illustrated by this table, the 73 percent loan approval rate in Downey was slightly higher than the 71 percent approval rate Countywide . Ì¿¾´» ë ó é æ Ü·­°±­·¬·±² ±º Ô±¿²­ Loans Withdrawn/ Loans Approved Loans Denied 1 Incomplete Downey LA County Downey LA County Down ey LA County Number of Loan 417 38,827 82 8,054 70 7,601 Applications Percent of Total 73% 71% 14% 15% 12% 14% Applications Source: Home Mortgage Disclosure Act (HMDA), 201 2 . Compiled by ESA. Notes: Approved loans include: loans originated and applic ations approved, but not accepted. (a) also indicates the number of total applications for home improvement loans Table 5 - 7 in Downey. Home improvement loans generally have lower approval rates than loans used to purchase homes. In 20 12 , for example, 422 hou seholds in the City of Downey applied for home improvement loans. Approximately 40 percent were approved and 36 percent denied, indicating a significant gap differential between those who were actually able to obtain the financing to complete home improve ments and those that were not. This may indicate a potential need for the City to consider making available additional assistance to the households that could not qualify for a home improvement loan, perhaps making available rehabilitation loans with spec ial finance rates. çð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ ëò í Û²ª·®±²³»²¬¿´ ݱ²­¬®¿·²¬­ Environmental hazards affecting housing units include geologic and seismic conditions that provide the greatest threat to the built environment. The City has identified areas where land development should be carefully controlled. The following hazards may impact future development of residential units in the City. ëòíòï Í»·­³·½ Ø¿¦¿®¼­ As stated in the General Plan Safety Element, the entire City – as well as most of Southern California – is l ocated within a seismically active region that has been subject to major earthquakes in the past. There are no known faults in Downey. However, t he Whittier fault, which is approximately 5 miles from the City of Downey . According to the Southern California Earthquake Data Center, the maximum probable earthquake that can be generated by the Whittier Fault is a magnitude 7.2. Other lesser known but seismically active faults have been identified at the ground surface within Downey. The greatest damage from ea rthquakes results from ground shaking. Although ground shaking is generally most severe near quake epicenter, property not immediately adjacent to the epicenter may be subject to extreme damage due to liquefaction. The greatest potential danger is the coll apse of older residential units constructed from unreinforced masonry, and explosions of petroleum and fuel lines. Downey has the combination of silts and sand soils types and relatively high water table that are conductive for liquefaction to occur during intense ground shaking. The State Division of Mines and Geology has d esignated all areas within the C ity within a liquefaction zone, which requires geotechnical reports for construction projects to mitigate the potential undermining of structural integrit y during earthquakes. ëòíòî Ú´±±¼·²¹ The Federal Emergency Management Agency (FEMA) publishes maps that identify areas of the City subject to flooding in the event of a major storm. These Flood Insurance Rate Maps (FIRMs) indicate areas that may be inundated in the event of a 100 - year or a 500 - year storm. In addition, the maps indicate the base flood elevations at selected intervals of the floodway. The City had been subject to periodic flooding and flood insurance requirements imposed by the Federal Emergency Management Agency (FEMA) until improvements were constructed by the Army Corp of Engineers. The improvements included installing dams upstream (including Whittier Narrows dam îðïì ó îðîï ر«­·²¹ Û´»³»²¬ çï Ý·¬§ ±º ܱ©²»§ approximately 6 miles to the north), providing concrete bottoms for ri verbeds, and construction levees and flood walls on sides of concrete channels. Since the Army Corp of Engineers completed raising the channel levees in 2000, no properties within Downey are considered by FEMA to be within a 100 - year flood zone (a 100 - y ear flood is one of such intensity that it has a 1 percent chance of occurring in any given year. Flood hazards in Downey are less than significant. Areas that are designated for future residential development do not fall within the 100 - year floodplain and are not subject to specialized flood construction requirements. ëòíòí Ú·®» Ø¿¦¿®¼­ The most serious fire threat within the City is building and structure fires . Like most southern California cities on the urban fringe, the late summer fires that resu lt from the accumulation of this brush have the potential to spread into the City proper. Since the City center is largely developed, there is less potential for fire in central City communities. Other fire hazards within the City may be associated with h eavy industrial uses, older commercial and residential structures, the presence of hazardous materials, and arson. ëòíòì Ò±·­» Noise generated from mobile sources such as traffic and aircraft will continue to have the greatest potential impact on land use. The Noise Element describes the existing noise environment using maps that indicate high levels of noise in the planning area. The Noise Element also identifies noise sources and contains goals and policies that will be useful in reducing the effec ts of noise, if not the actual intensity of noise. Land use policy discourages the placement of noise - sensitive land uses in areas that are subject to high noise levels. The amount of noise generated by aircraft traffic is significant since Downey lies u nder the fight path to Los Angeles International Airport (LAX). çî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ê ò ر«­·²¹ λ­±«®½»­ This section summarizes the land, financial, and administrative resources available for the development and preservation of housing in Downey . The analysis in cludes an evaluation of the availability of land resources for future housing development; the City’s ability to satisfy its share of the region’s future housing needs, the financial resources available to support housing activities, and the administrative resources available to assist in implementing the City’s housing programs and policies. êòï λ¹·±²¿´ ر«­·²¹ Ò»»¼­ ß´´±½¿¬·±² øÎØÒß÷ With the passage of SB 375, the Housing Element planning period has been extended to 8 years to allow for synchronizat ion with updates to the Regional Transportation Plan and the Sustainable Communities Strategy. For the 2014 - 2021 Housing Element update cycle, HCD allocated a number of housing units for the Southern California Association of Governments (SCAG) region who then allocated units to each individual jurisdiction. SCAG released final draft Regional Housing Needs Allocation (RHNA) for each jurisdiction in April 2012. These numbers were finalized in October of 2012 allowing the City to move forward in the update pr ocess to accommodate their allocated housing need. The RHNA allocation for each jurisdiction is divided into four household income categories used in Federal and State programs: Very Low (50 percent of AMI); Low (50 - 80 percent of AMI); Moderate (80 - 120 per cent of AMI); and Above - Moderate Income (over 120 percent of AMI). The allocations are further adjusted to avoid an over - concentration of lower income households in any one jurisdiction. For the 2014 - 2021 planning period, Downey has been allocated a RHNA of 814 housing units, including 210 units for very low - income households, 123 units for low - income households, 135 units for moderate - income households, and 346 units for above moderate - income households. It is assumed that the projected need for extremel y low income households is fifty percent of the allocated need for very low income households, or 105 units. The 2014 - 2021 Regional Housing Needs Allocation for the City of Downey is shown in . Table 6 - 1 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ çí Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ê ó ïæ λ¹·±²¿´ ر«­·²¹ Ò»»¼­ ß´´±½¿¬·±² îð ïì ó îðîï Income Group Number of Units Percent of Total Very Low 210 26 % Low 123 15% Moderate 1 3 5 17% Above Moderate 346 42% Total 814 100% Source: Regional Housing Needs Assessment, SCAG October 2012. êòî ßÞ ïîíí ݱ³°´·¿²½» In January 2006, chan ges to Housing Element law, including Assembly Bill 1233, have created additional incentive for jurisdictions to achieve a compliant Element. AB 1233 requires “communities that failed to comply with requirements to make available sufficient sites to meet t heir regional housing need in the previous planning period must, within the first year of the new planning period, zone or rezone enough sites to accommodate the RHNA not accommodated from the previous planning period.” The Housing Element for the 2008 - 2014 planning period was adopted in 2010 and certified by HCD , but the City was unable to complete the rezoning necessary to provide adequate sites accommodate the City’s lower income RHNA. Specifically per Program 5 , Land Use Element/Zoning , the Downey L anding Specific Plan was not amended to accommodate residential units. Consequently, the City is required to plan for the current planning period of 2014 - 2021 as well as any unaccommodated shortfall identified from the previous (2008 - 2014) planning period . The 2008 - 2014 RHNA for Downey is shown in . Table 6 - 2 çì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ê ó îæ λ¹·±²¿´ ر«­·²¹ Ò»»¼­ ß´´±½¿¬·±² îððè ó îðïì Income Group Number of Units Percent of Total Very Low 277 25% Low 174 16% Moderate 187 17% Above Moderate 470 42% Total 1,108 100% Sour ce: Regional Housing Needs Assessment, SCAG July 2007 . The two planning period allocations combined result in a final housing needs allocation as shown in . The total fair share allocation for Downey for the combined Table 6 - 3 planning periods is 1,922 un its. Ì¿¾´» ê ó íæ ݱ³¾·²»¼ îððè ó îðïì ¿²¼ îðïì ó îðîï ÎØÒß Above Very Low Low Moderate Total Moderate 2008 - 2014 RHNA 277 174 187 470 1,108 2014 - 2021 RHNA 210 123 135 346 814 Total 487 297 322 816 1,922 Source: Regional Housing Needs Assessment, SCAG Ju ly 2007 . As Downey’s 2008 - 2014 Housing Element was adopted , but not fully implemented the City must evaluate two key factors to determine their exact shortfall, in compliance with AB 1233. First, as the RHNA process establishes January 1, 2006 as the bas eline for growth projections for the Housing Element planning period of 2008 - 2014, jurisdictions may count any new units built or approved since January 1, 2006 toward their 2008 - 2014 RHNA allocation. As Downey’s Housing Element was adopted and certified, but not fully implemented , any units built or approved from 2006 to the present may be credited toward the City’s 2008 - 2014 RHNA allocation of 1,108 units . Second, as AB 1233 focuses on units that are accommodated specifically on rezoned sites, the shortfa ll will primarily include lower income units that were to be accommodated on sites in the amended Downey Landing Specific Plan. below, presents the number of units Table 6 - 4 that the City must address in their 2014 - 2021 sites inventory, including any short fall from the 2008 - 2014 planning period. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ çë Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ê ó ìæ îðïì ó îðîï ÎØÒß ×²½´«¼·²¹ ßÞ ïîíí ͸±®¬º¿´´ Very Above Low Moderate Total Low Moderate 2008 - 2014 RHNA 277 174 187 470 1,108 2008 - 2014 Units Accommodated by 9 55 1 125 190 Credits 2008 - 2014 Units Ac commodated by 0 0 186 345 531 (a) (a) Sites Appropriately Zoned S ubtotal 268 119 0 0 387 2014 - 2021 RHNA 210 123 135 346 814 TOTAL 478 242 135 346 1,201 Source: Regional Housing Needs Assessment, SCAG July 2007 . Notes: 2008 - 2014 Moderate and Above Moderate RHNA allocations were accommodated on land zoned R - 1 and R - 3 . (a) As shown in , between 2006 and 2012 the City approved or developed 190 Table 6 - 4 units, including 9 units with covenants for very low income, 55 units with covenants for low income, 1 units with covenants for moderate income, and 125 units for above moderate income households. Additionally , within the 2008 - 2014 Housing Element the Housing Resources section demonstrated appropriate sites to accommodate the City’s remaining moderate incom e allocation of 186 units and remaining above moderate income allocation of 345 units. The sites identified in the 2008 - 2014 sites inventory included land zoned R - 1 ( up to 8.7 dwelling units per acre ), R - 3 ( up to 24 dwelling units per acre ) and parcels loc ated in the City’s Second Unit Overlay (SUD) district . Based on the requirements of AB 1233, as shown in , for the 2014 - 2021 planning Table 6 - 4 period the City must make available sites to accommodate a total of 1,201 units, including 478 units for very l ow i ncome, 242 units for low income (a total of 720 lower income units), 135 units for moderate income, and 346 units for above moderate income. çê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ êòí Ü»²­·¬·»­ ¬± ß½½±³³±¼¿¬» Ô±©»® ײ½±³» ر«­·²¹ Density is a critical factor in the development of af fordable housing. Maintaining low densities typically increases the cost of construction per unit, while higher density development lowers the per - unit land cost and facilitates construction in an economy of scale. In addition to the potential for densit y bonus provisions, more intense residential development is achieved through a number of mechanisms, including clustering of residential development and zero lot line development, subject to City development standards. Clustering of housing can produce hi gher densities on a portion of land while creating space for amenities, and retaining the overall density assignment of the entire property. This method is effective when portions of the property not utilized for residential development can be developed w ith compatible uses, such as open space/recreation, parks, schools and public facilities. Affordability is typically correlated with density. The State Housing and Community Development Department (HCD) has established “default densities” that by definiti on are considered sufficient to provide market - based incentives for the development of housing for lower - income households. For jurisdictions with a population greater than 25,000 and located within a Metropolitan Statistical Area (MSA) with a population of more than 2 million, the default density is 30 dwelling units per acre (or higher). Downey has a population greater than 25,000 and is within the Long Beach - Los Angeles - Ontario MSA; consequently the default density for the City is 30 dwelling units per acre. To facilitate and encourage the development of housing units affordable to very low - and low - income residents, the City has identified zones with permitted densities appropriate to accommodate the development of a variety of housing types. êòíò ï λ­·¼»²¬·¿´´§ Ʊ²»¼ Ô¿²¼ There are three residential zoning districts in the Downey Zoning Code that correspond to land use designations in the General Plan . They include : the R - 1 Single Family Residential zone, including the second unit provision fo r the Single Family (R - 1) zone; the Two - Family Residential (R - 2) zone, and the Medium Density Family (R - 3) zone. Each residential zoning district that has associated development standards that dictate the maximum residential densities permitted. The densit ies allowed by the General Plan , in îðïì ó îðîï ر«­·²¹ Û´»³»²¬ çé Ý·¬§ ±º ܱ©²»§ conjunction with existing zoning regulations, establish the location, intensity and appearance of residential development within the City. Specifically, t he Downey Vision 2025 General Plan and Zoning Ordinance provide for a range of residential land use development densities as follows: 1. Single - Family Residential (R - 1) – Allows up to 8.7 dwelling units per acre. Minimum lot size permitted is 5,000 square feet. There are varying development standards for each of the fo llowing zone R - 1 designations: a. R - 1 - 5000 b. R - 1 - 6000 c. R - 1 - 7000 d. R - 1 - 8500 e. R - 1 - 10,000 f. Lots of 15,000 square feet (regardless of zoning) 2. Two - Family Residential (R - 2) – Allows between 9.0 and 17.0 dwelling units per acre. This is equivalent to one unit for each 2,5 00 square feet to 5,000 square feet. 3. Multi - Family Residential (R - 3) – Allows up to 24 dwelling units per acre. This is equivalent to 1,980 square feet per unit for lots 15,000 square feet or less, and 1,815 square feet per unit for lots greater than 15,000 square feet. Within the City there are a number of vacant or underutilized residentially zoned parcels that are appropriate to accommodate a portion of the City’s remaining RHNA. These parcels are shown in and a parcel specific inventory is pro vided in . Figure 2 Appendix A As shown in , and in of , there are 32 parcels zoned R - 1, Figure 2 Table A - 1 Appendix A Single Family Residential, that were included in the 2008 - 2014 Housing Resources site inventory and were not developed during the previous planni ng period. Sites zoned R - 1 can accommodate densities up to 8.7 dwelling units per acre. If developed at their maximum allowable density, the 32 identified parcels can accommodate a total of 144 new units. As these parcels were included in the certified and adopted 2008 - 2014 sites inventory, but not developed during the planning period, they remain viable opportunity sites for the 2014 - 2021 planning period. Based on the densities permitted, parcels zoned R - 1 that are included in the inventory are appropriate to accommodate the City’s above - moderate income RHNA allocation. çè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ú·¹«®» î æ λ­·¼»²¬·¿´´§ Ʊ²»¼ Ñ°°±®¬«²·¬§ Í·¬»­ îðïì ó îðîï ر«­·²¹ Û´»³»²¬ çç Ý·¬§ ±º ܱ©²»§ Also shown in , and in of , there are 22 parcels currently Figure 2 Table A - 2 Appendix A zoned R - 3, Multi - Family Residential that were inc luded in the 2008 - 2014 Housing Resources site inventory and were not developed during the previous planning period. Sites zoned R - 3 can accommodate densities up to 24 dwelling units per acre. If developed at their maximum allowable density, the 22 identifi ed parcels can accommodate a total of 244 new units. As these parcels were included in the certified and adopted 2008 - 2014 sites inventory, but not developed during the planning period, they remain viable opportunity sites for the 2014 - 2021 planning period . Based on the densities permitted, parcels zoned R - 1 that are included in the inventory are appropriate to accommodate the City’s moderate and above - moderate income RHNA allocation. provides a summary of land that is currently zoned for residen tial uses Table 6 - 5 available to accommodate the City’s remaining RHNA allocation. Ì¿¾´» ê ó ëæ λ­·¼»²¬·¿´´§ Ʊ²»¼ Ô¿²¼ Ñ°°±®¬«²·¬§ ß®»¿­ Number Total Units Density Income Group of Parcels Acreage Permitted R - 1 Zoned Parcels 32 4.4 - 8.7 du.ac 25.67 144 Above Mode rate Moderate R - 3 Zoned Parcels 22 24 du/ac 11.84 270 Above Moderate TOTAL 5 4 Varies 37.51 414 êòíòî Í»½±²¼ ˲·¬ Ü»ª»´±°³»²¬ A second strategy to accommodate the City’s 2014 - 2021 RHNA allocation is the identification of properties that may be de veloped with a second unit. The City acknowledges that second units, also known as “granny flats,” are a practical method for a family to maximize the available land on their own lot. By utilizing land and utilities, a family minimizes construction costs. Throughout the City there are a number of large lots (7,500 square feet and above) that can accommodate additional housing. To facilitate affordable rental units, the City allows second unit developments in 2 4 areas designated second unit development, thr ough the Second Unit Overlay . The Second Unit Overlay, most recently amended in November 2008, allows second units to be administerally approved and permit s a reduction in the required lot size (from 10,000 sq. ft. to 7,500 sq. ft.) . The d evelopment of s econd u nit housing provides ïðð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ lower - income households an affordable housing opportunity within single - family neighborhood s . To ensure greater participation of residents in t he program, the City is committed to a public outreach program to encourage second - un it development, including advertising second - unit development opportunities on the City’s website, in local newspapers, in local utility bills, and at various community centers. The City has historically seen great success with their second unit developme nt overlay and promotes the program on the City website and in other public places. Generally, second units include one or two bedrooms and the City has found they are rented at below market rents. Based on the price per square foot of the units developed during the previous planning period, City Staff has found that 50 percent of second units are affordable to lower income households and 50 percent moderate income households. Consequently, for the 2014 - 2021 planning period, the City has utilized this ratio to estimate that second units are a key strategy to equally accommodate their low and moderate income RHNA allocation. Of the 24 identified Second Unit Overlay areas 17 areas can accommodate the development of new units. There are approximately 234 parce ls that can accommodate second units. Following a review of the City’s existing parcel inventory within the Second Unit Overlay , it is estimated that approximate 2 34 low and moderate income units can be accommodated within the Overlay area. The areas are s hown in and a parcel specific inventory is provided in . , provides Figure 3 Appendix A Table 6 - 6 a summary of the acreage and units that can be accommodated within the Second Unit Overlay areas. Ì¿¾´» ê ó êæ Í»½±²¼ ˲·¬ Ѫ»®´¿§ ß®»¿­ Number Total Units De nsity Income Group of Parcels Acreage Permitted Second Unit Overlay 235 7 - 17 du/ac 57.18 234 Low TOTAL 235 Varies 57.18 234 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïðï Ý·¬§ ±º ܱ©²»§ Ú·¹«®» í æ Í»½±²¼ ˲·¬ Ñ°°±®¬«²·¬§ Í·¬»­ ïðî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ êòíò í ܱ©²¬±©² ܱ©²»§ Í°»½·º·½ д¿² In addition to the residential zones a nd second unit development areas presented , the City has also identified the Downtown Downey Specific Plan area as an opportunity area for the development of housing for all income levels. The Downtown Downey Specific Plan was initiated by the City to guid e growth and residential development in Downtown, encourage economic revitalization, and create a lively center of activity for the City. The Specific Plan establishes 131 acres as mixed use and looks to create unique districts with specific development st andards and design guidelines. Downtown Downey is envisioned as a vibrant urban center providing a wide array of dining, working, living, shopping, entertainment, and cultural opportunities all within a short walking distance. The Specific Plan includes sp ecific objectives to focus growth in the Downtown area, by allowing and promoting higher density residential and mixed use development and to develop residential uses for all income levels. The Specific Plan, adopted in 2010, establishes five unique land use districts, four of which all ow for mixed use development, including residential uses. The four districts permitting residential development do so at the following densities: 1. Downtown Core – 20 to 40 dwelling units per acre 2. Downtown Residential – 8 to 40 dwelling units per acre 3. Firestone Boulevard Gateway – 40 to 75 dwelling units per acre 4. Paramount Boulevard Professional – 20 to 40 dwelling units per acre The City has identified the Downtown Downey Specific Plan area as a key growth area and incorp orated the introduction of residential uses, by right, as a key vision for the Specific Plan . The Specific Plan strategically aims to facilitate the development of employment opportunities, dining, shopping, neighborhood services, and residential uses in c lose proximity to reduce vehicle trips and create a vibrant downtown. In 2012 , the City approved an application for the first new multifamily residential project within the Specific Plan area. The 50 unit project, The View, is deed restricted for very low (5 units) and low income (45 units) households. It is anticipated based on the allowed densities and the sites available that the Specific Plan area will offer significant opportunities to accommodate the City’s RHNA allocation. The D owntown is an ideal location for the development of future affordable housing as many public service buildings such as the library, City Hall, senior center, police facilities, medical clinics, and a connection to the Metrolink Green Line station are located nearby . Througho ut the Specific Plan area there is a mix of uses including single - family housing, multi - family housing, retail, professional office , medical , and îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïðí Ý·¬§ ±º ܱ©²»§ underutilized/vacant parcels. Currently, higher density development is concentrated along Downey Avenue and F irestone Boulevard; however t here is great potential for redevelopment throughout the Specific Plan area, with underutilized parcels scattered in each district. The entire Specific Plan area is approximately 97 acres with roughly 223 parcels. A parcel s pecific inventory with unit capacity is provided in . Based on the Appendix A total acreage of the Specific Plan area, the permitted densities for each district, and assuming mixed use sites are developed at 50% capacity, the Specific Plan area can accommod ate 2,567 units. It is unrealistic to assume the entire area will be redeveloped as many of the uses on site have already redeveloped and , furthermore, the environmental documentation ana lyzed a maximum build out of 735 units for the area. To better facili tate and encourage the development of a variety of housing opportunities the City has identified parcels within the Specific Plan area that are ripe for redevelopment. A detail ed description and aerial image of specific sites are provided in the following pages to illustrate the potential of the area to accommodate affordable housing. Sites inventoried range in size and typically contain non - conforming, underutilized or older dilapidated or vacant structures . The City will offer a menu of incentives to furt her facilitate and encourage the redevelopment of these sites, prioritizing fund and opportunities for extremely low - and very low - income housing. êòíòì ó Ý¿´½«´¿¬·²¹ ˲·¬ ᬻ²¬·¿´ The City of Downey has determined that the zoning established by the Dow ntown Downey Specific Plan is the best approach to accommodate a mix of housing, at densities appropriate to facilitate lower income housing, while encouraging redevelopment. The existing land uses within the Downtown Downey Specific Plan area include parc els with low density commercial and office buildings and a handful of underutilized parcels housing single family dwelling units. To transform the Downtown area, the Specific Plan establishes a land use plan, development standards, and design guidelines th at will allow for and encourage the introduction of residential uses, at significantly higher densities tha n what currently exists , in an area that did not previously allow for residential development. The Specific Plan proposes a range of residential de nsities from 8 dwelling units per acre up to 75 dwelling units per acre. The development standards presented in the Specific Plan are shown in . The Specific Plan allows multi - family residential uses by right Table 5 - 3 and includes incentive to encourage th e development of purely residential projects and affordable units, including: streamlined processing, density bonus es , shared/reduced parking requirements , and fee modifications, when feasible. City Staff has play an integral role in encouraging the m aximu m buildout of residential projects within the Downtown. ïðì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ During the 2008 - 2014 planning period the City approved several major multifamily projects with the Specific Plan area including a 46 - unit multifamily complex in 2012 and 50 - unit development afforda ble to low and very low income households . These projects are a reflection of the change occurring in the Specific Plan area and the City’s commitment to the development of affordable units. The lack of vacant land in the City has required creative redevel opment and infill projects resulting in high density residential projects on smaller sites. The City will continue to employ this strategy in order to address their remaining RHNA. It is likely, due to the size of parcels in the Downtown that infill projec ts will be constructed at higher densities near the maximum allowed . Staff will continue to encourage the development of residential projects through the menu of incentives listed above. The City has a proven history of approving high density projects and the development of affordable housing and is committed to achieving a range of affordable housing opportunities in the Specific Plan area. To calculate the realistic capacity of the sites identified in the Section 6, Housing , the City has identi fied sites within each district and calculated development Resources at the maximum density permitted. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïðë Ý·¬§ ±º ܱ©²»§ Ú·¹«®» ì æ ܱ©²¬±©² ܱ©²»§ Í°»½·º·½ д¿² ïðê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ð Þ Ð Ü ßÎßÓÑËÒÌ ÑËÔÛÊßÎÜ ÎÑÚÛÍÍ×ÑÒßÔ ×ÍÌÎ×ÝÌ Í ï ×ÌÛ Mixed Use G eneral Plan Designation: Downtown Downey Specific Plan Zo ning: 40 du/ac Permitted Density : 0 .58 Acreage: Carwash/Vacant Existing Land Use: 11 Potential Unit Capacity : Site 1 is located in the Paramount Boulevard Professional District. The Description: Paramount Boulevard Profes sional District is located east of Paramount Boulevard and generally west of Parrot Avenue between Second and Seventh Streets. The intent of the District is to create a professional office environment with related service uses (quick lunch dining, coffee, and juice bars). While the ground floor is reserved for office and commercial uses for properties fronting Paramount Boulevard, residential uses will be permitted and encouraged on the second and third floors, Site 1 totals 0.58 acres and is located on th e corner of Second Street and Paramount, fronting Second Street. The majority of the site, approximat ely 75 percent, is surface parking with an existing car wash structure located on the remaining 25 percent . The City considers the car wash to be a non - con forming use that is not consistent with the previously permitted zoning, the Downtown Downey Specific Plan permitted land uses, îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïðé Ý·¬§ ±º ܱ©²»§ or the existing neighborhoods. The two parcels that make up Site 1 are considered to be underutilized and poised for redevelopme nt . Assuming a 50% development capacity for mixed use sites , and a maximum permitted density of 40 dwelling units per acre, Site 1 can accommodate approximately 11 units at densities appropriate to accommodate lower income households . To further encourag e and facilitate the development of affordable units for low - and very low - income families on the Site , the City will offer a menu of development incentive opportunities, including: development fee modifications, streamlined processing, density bonus incen tives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households . ïðè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ü Î Ü ÑÉÒÌÑÉÒ ÛÍ×ÜÛÒÌ×ßÔ ×ÍÌÎ×ÝÌ Í î ×ÌÛ Mixed Use G eneral Plan Designation: Downtown Downey Specific Plan Zoning: 40 du/ac Permitted Density : 0 .48 Acreage: Residential/Vacant Existing Land Use: 10 Estimated Housing Units Potential: Site 2 is located in the Downtown Residential District. The Downtown Descriptio n: R esidential District is generally located north of Second Street and south of Fifth Street between College Avenue and La Reina Avenue. The Downtown Residential District is approximate ly 14.5 acres in size and intended to establish a residential neighborhood within the Downtown area . The district is envisioned to include n eighborhood - serving commercial uses such as dry cleaners, markets, coffee shops, and newsstands are on the ground fl oor of buildings with residential units above. Based on the on - site existing uses, Site 2 is considered to be as underutilized and nonconforming. Site 2 includes 2 parcels tota ling 0 .48 acres and is located w est of La Reina Avenue, e ast of Myrtle Street fronting Second S treet. The s ite contains three single family structures that cover approximately 30 percent of the site . The remainder of the s ite is grassy, flat, and vacant. The area, configuration of underutilized lots, and prevalence of îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïðç Ý·¬§ ±º ܱ©²»§ other mixed u se in the vicinity make this Site conducive to a future mixed - use development. Assu ming a 50% development capacity and a maximum permitted density of 40 dwelling units per acre, Site 2 can accommodate approximately 10 units at densities appropriate to acco mmodate lower income households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City will offer a menu of development incentive opportunities, including: development fee modif ications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extrem ely low - and very low - income households. ïïð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í í ×ÌÛ Mixed Use G eneral Plan Designation: Downtown Downey Specific Plan Zoning: 40 du/ac Permitted Density : 1 .0 Acreage: Parking Lot /Vacant Land Existing Land Use: 21 Estimated Housing Units P otential: Site 3 is located in the Downtown Residential District. The Downtown Description: Residential District is generally located north of Second Street and south of Fifth Street between College Avenue and La Reina Avenue. The Downtown Residential District is approximately 14.5 acres in size and intended to establish a residential neighborhood within the Downtown area . The district is envisioned to include n eighborhood - serving commercial uses such as dry cleaners, markets, coffee shops, and newsstan ds are on the ground floor of buildings with residential units above. Based on the on - site existing uses, Site 3 is considered to be as underutilized and nonconforming. Site 3 includes 6 parcels total ing 1 .0 acre and is located west of La Reina Avenue, fronting the south side of Third Street. The westernmost parcel of the s ite is currently a City owned parking lot . Heading east there are several vacant parcels and two low - density single family homes located on the eastern end . Due to the proximity of a three story public parking structure, the City has determined that the surface lot identified is underutilized and redundant, and has expressed the desire to redevelop the property. The remaining 5 parcels to the east are non - conforming with the larger co mmercial buildings in the area and are significantly underutilized. Assuming a 50% îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïïï Ý·¬§ ±º ܱ©²»§ development capacity and a maximum permitted density of 40 dwelling units per acre, Site 3 can accommodate approximately 21 units at densities appropriate to accommodate low er income households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City will offer a menu of development incentive opportunities, including: development fee modifications, s treamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - an d very low - income households. ïïî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í ì ×ÌÛ Mixed Use G eneral Plan Designation: Downtown Downey Specific Plan Zoning: 40 du/ac Permitted Density : 0.67 Acreage: One - story commercial building Existing Land Use: 13 Estimated Housing Units Potent ial: Site 4 is located in the Downtown Residential District. The Downtown Description: Residential District is generally located north of Second Street and south of Fifth Street between College Avenue and La Reina Avenue. The Downtown Residential Dis trict is approximately 14.5 acres in size and intended to establish a residential neighborhood within the Downtown area . The district is envisioned to include n eighborhood - serving commercial uses such as dry cleaners, markets, coffee shops, and newsstands are on the ground floor of buildings with residential units above. Site 4 totals 0 .67 acres located east of La Reina Avenue and North of Third Street. The existing on - site uses include a one - story commercial professional building that is currently occupi ed by a real estate office. . The existing building is older and in need of rehabilitation. Furthermore, half of the site is dedicated to parking, which the City considers excessive in a pedestrian oriented environment. Given this, the site is poised for r edevelop ment to introduce high intensity uses including residential units that better conform to the existing surrounding uses and the vision of the Downtown Downey Specific Plan. The City has also identified this site, based on its proximity to the recen tly constructed multi - family senior complex, Heritage Court Apartments. A mixed use îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïïí Ý·¬§ ±º ܱ©²»§ project at this location would provide new services, jobs and housing opportunities for residents living in and around the area. Assuming a 50% development capacity and a m aximum permitted density of 40 dwelling units per acre, Site 4 can accommodate approximately 13 units at densities appropriate to accommodate lower income households. To further encourage and facilitate the development of affordable units for low - and ver y low - income families on the Site , the City will offer a menu of development incentive opportunities, including: development fee modifications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indica ted in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households. ïïì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ü Ý Ü ÑÉÒÌÑÉÒ ÑÎÛ ×ÍÌÎ×ÝÌ Í ë ×ÌÛ Mix ed Use G eneral Plan Designation: Downtown Downey Specific Plan Zoning: 40 du/ac Permitted Density : 0 .41 Acreage: Multi - story Office Building Existing Land Use: 8 Estimated Housing Units Potential: Site 5 is located in the Downtown Core District. The Downtown Core D istrict Description: is located north of Second Street and south of Fifth Street between La Reina Avenue and Civic Center Drive. The Downtown Core district is envisioned to be a vibrant, pedestrian - oriented down - town with a mix of uses. To produce a unique walkable sho pping, dining, working, and living experience , development with commercial uses on the ground floor and residential above is encouraged. Site 5 includes 1 parcel approximately 0 .41 acres in size. The site is generally located west of New Street, East of La Reina Avenue, fronting Third Street. On site there is an existing 4 floor commercial - office building, with retail uses on the ground floor. Many of the office suites are vacant and the building is in need of rehabilitation and major repairs. It has bee n determined that t his structure is currently un - safe to occupy and would require extensive seismic retrofitting before it could be used for another commercial use. During the previous planning period the City received inquiries from îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïïë Ý·¬§ ±º ܱ©²»§ housing developers int erested in converting the building to a mixed - use residential developmen t with residential units on the upper floors, preserving the retail uses on the ground level. Assuming a 50% development capacity and a maximum permitted density of 40 dwelling units per acre, Site 5 can accommodate approximately 8 units at densities appropriate to accommodate lower income households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City wil l offer a menu of development incentive opportunities, including: development fee modifications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households. ïïê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í ê ×ÌÛ Mixed Use G eneral Plan Designation: Downtown Specific Plan Zoning: 40 du/ac Permitted Density : 0 .68 Acr eage: Restaurant/Commercial Office Existing Land Use: 14 Estimated Housing Units Potential: Site 6 is located in the Downtown Core District. The Downtown Core District Description: is located north of Second Street and south of Fifth Street betwee n La Reina Avenue and Civic Center Drive. The Downtown Core district is envisioned to be a vibrant, pedestrian - oriented down - town with a mix of uses. To produce a unique walkable shopping, dining, working, and living experience , development with commercial uses on the ground floor and residential above is encouraged. Site 6 consists of two parcels , totaling 0 .68 acres , located between Second and Third Street s , east of New Street. Existing nonconforming uses on the Site include a restaurant (located on the corner of New Street and Second Street) and a one - story office building with a lot of surrounding surface parking (located at the corner of Third Street and New Street) . The property owner of the restaurant property has approached City Staff to discuss pot ential redevelopment scenarios. Both properties contain older structures in need of improvements and rehabilitation. The increase in permitted density on the site, as permitted by the Specific Plan, creates greater economic incentive for the property owner s to redevelop all or part of their property to include higher density mixed - use development. Assuming a 50% development capacity and a maximum îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïïé Ý·¬§ ±º ܱ©²»§ permitted density of 40 dwelling units per acre, Site 6 can accommodate approximately 14 units at densities app ropriate to accommodate lower income households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City will offer a menu of development incentive opportunities, including: devel opment fee modifications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage ho using for extremely low - and very low - income households. ïïè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í é ×ÌÛ Mixed Use G eneral Plan Designation: Downtown Downey Specific Plan Zoning: 40 dwelling units per acre Permitted Density : 0 .24 Acreage: Avenue Theat er Existing Land Use: 5 Estimated Housing Units Potential: Site 7 is located in the Downtown Core District. The Downtown Core District Description: is located north of Second Street and south of Fifth Street between La Reina Avenue and Civic Center Drive. The Downtown Cor e district is envisioned to be a vibrant, pedestrian - oriented down - town with a mix of uses. To produce a unique walkable shopping, dining, working, and living experience , development with commercial uses on the ground floor and residential above is encoura ged. Site 7 totals 0 .24 acres and is located east of Downey Avenue and south of Third Street. The site is home to a vacant movie theater, the Avenue Theater, built in the 1950’s that is now closed leaving the space is vacant . The theater currently occupie s a one story space with the lobby entrance on Downey Avenue and additional access points off of Third Street. During the planning period the City received a proposal from an affordable housing developer to construct residential units over the theater spac e and several adjacent storefronts. The project proposed approximately 30 units, but was not implemented due to funding limitations. This site is seen as a key opportunity site within the downtown, located along Downey Avenue, the “main street” of Downey, and could serve as a catalyst for new residential redevelopment on underutilized sites in the îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïïç Ý·¬§ ±º ܱ©²»§ downtown area. Assuming a 50% development capacity and a maximum permitted density of 40 dwelling units per acre, Site 7 can accommodate approximately 5 units at densities appropriate to accommodate lower income households. It is likely that additional units would be developed based on previous talks with housing developers. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City will offer a menu of development incentive opportunities, including: development fee modifications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indicat ed in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households. ïîð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í è ×ÌÛ Mixed Use G eneral Plan Designation: Downto wn Downey Specific Plan Zoning: 40 dwelling units per acre Permitted Density : 1.59 Acreage: Vacant/Low Density Residential Existing Land Use: 32 Estimated Housing Units Potential: Site 8 is located in the Downtown Core District. The Downtown Core D istrict Description: is located north of Second Street and south of Fifth Street between La Reina Avenue and Civic Center Drive. The Downtown Core district is envisioned to be a vibrant, pedestrian - oriented down - town with a mix of uses. To produce a unique walkable sho pping, dining, working, and living experience , development with commercial uses on the ground floor and residential above is encouraged. Site 8 includes 6 parcels totaling 1.59 acres and is located north of Third Street and east of Downey Avenue. Existing uses on Site 8 include single family residential units, a small dilapidated commercial building, several vacant lots, and underutilized surface parking lots. The site is considered to be underutilized and could be redeveloped at significantly higher dens ities under the Specific Plan zoning. This site is ideal for the development of residential uses based on the proximity to employment opportunities, services and stores within the Downtown. Assuming a 50% development capacity and a maximum permitted densit y of 40 dwelling units per acre, Site 8 can accommodate îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïîï Ý·¬§ ±º ܱ©²»§ approximately 32 units at densities appropriate to accommodate lower income households. It is likely that additional units would be developed based on previous talks with housing developers. Th rough l ot consolidation, the City believes this s ite could be redeveloped as a cohesive mixed use project. The City is also in the process of evaluating the feasibility of adding a parking garage near City Hall which would allow for shared parking opportunities. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City will offer a menu of development incentive opportunities, including: development fee modifications, streamlined processing , density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income hou seholds. ïîî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ú Þ Ù ×ÎÛÍÌÑÒÛ ÑËÔÛÊßÎÜ ßÌÛÉßÇ Í ç ×ÌÛ Mixed Use G eneral Plan Designation: Downtown Downey Specific Plan Zoning: 75 dwelling units per acre Permitted Density : 1.20 Acreage: Parking Structure/Vacant Industr ial Existing Land Use: 44 Estimated Housing Units Potential: Site 9 is located in the Firestone Boulevard Gateway District. The Firestone Description: Boulevard Gateway District is located north of the Union Pacific railroad right - of - way in Downey, and south of Second Stree t, between Paramount Boulevard and Brookshire Avenue. The City envisions the Firestone Boulevard Gateway district to be a lively area consisting of high intensity/density development with flexible retail, office, and residential space. Site 9 totals 1.2 acres, and is located between Firestone Boulevard and Second Street. The western most parcels of the site contain a City - owned parking. As the City - owned three - story parking structure one block away , this lot is considered to be redundant and could be bett er utilized for mixed use development. Heading east , there are one - story structures with retail and industrial uses, that are vacant, underutilized and/or in need of major rehabilitation. These uses are low intensity and non - conforming with the new develop ment standards and land uses permitted in the Specific Plan. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïîí Ý·¬§ ±º ܱ©²»§ Assuming a 50% development capacity and a maximum permitted density of 75 dwelling units per acre, Site 9 c an accommodate approximately 44 units at densities appropriate to accommodate lower in come households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the s ite , the City will offer a menu of development incentive opportunities, including: development fee modifications, stre amlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and v ery low - income households. ïîì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í ïð ×ÌÛ Mixed Use General Plan Designation: Downtown Downey Specific Plan Zoning: 75 dwelling units per acre Permitted Density: 2.91 Acreage: Fast Food Restaurant/Retail Existing Land Use: 109 Estimated Housin g Units Potential: Site 10 is located in the Firestone Boulevard Gateway District. T he Firestone Description: Boulevard Gateway District is located north of the Union Pacific railroad right - of - way in Downey, and south of Second Street, between Paramou nt Boulevard and Brookshire Avenue. The City envisions the Firestone Boulevard Gateway district to be a lively area consisting of high intensity/density development with flexible retail, office, and residential space. Site 10 includes 3 parcels totaling 2 .91 acres, and is located on the corner of Paramount Boulevard and Firestone Boulevard. On t he larger western parcel situated on the corner of Paramount and Firestone Boulevards is a CVS pharmacy and a large surface parking area. There is currently a CVS p harmacy three blocks away, also within the Downtown Specific Plan area. The City considers this a redundant use and tenant and would like to see the parcel redeveloped as mixed use including residential units. The parcels to the east of the CVS include a D el Taco and an underutilized surface parking lot. The Downtown Downey Specific Plan, identifies fast food restaurants as not - permitted and the current development on site is well below the permitted development standards. Site 10 is underutilized and could accommodate much higher intensity development îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïîë Ý·¬§ ±º ܱ©²»§ including residential units at densities up to 75 dwelling units per acre . Assuming a 50% development capacity and a maximum permitted density of 75 dwelling units per acre, Site 10 can accommodate approximate ly 109 units at densities appropriate to accommodate lower income households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the s ite , the City will offer a menu of development incentive opportunities, including: development fee modifications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households. ïîê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í ïï ×ÌÛ Mixed Use General Plan Designation: Downtown Downey Specific Plan Zoning: 40 dwelling units per acre Permitted Density: 2.76 Acreage: Auto Uses, Restaurant, Vacant buildings E xisting Land Use: 104 Estimated Housing Units Potential: Site 11 is located in the Firestone Boulevard Gateway District. The Firestone Description: Boulevard Gateway District is located north of the Union Pacific ra ilroad right - of - way in Downey, and south of Second Street, between Paramount Boulevard and Brookshire Avenue. The City envisions the Firestone Boulevard Gateway district to be a lively area consisting of high intensity/density development with flexible ret ail, office, and residential space. Site 11 includes the entire block between Myrtle Street and La Reina Avenue fronting Firestone Avenue . This site includes 5 parcels and is approximately 2.76 acres. At the western end of the block there is an auto repa ir workshop, a used car sales lot, and a small aged Mexican restaurant. The Downtown Downey Specific Plan does not permit auto - related uses and the City would like to see these businesses located to a more appropriate location. The Mexican restaurant is in need of significant rehabilitation and could be relocated within a new development on the site. Heading east toward La Reina Avenue is a strip of single - story retail commercial businesses with parking lots in the rear off of Nance Street . Many of the stor efronts are vacant and/or are in need of îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïîé Ý·¬§ ±º ܱ©²»§ tenant improvements. The businesses that remain are obscure including a Hawaiian themed retail store. The City envisions this block redeveloped with a mix of higher intensity uses, including residential uses up to 7 5 dwelling units per acre. Assuming a 50% development capacity and a maximum permitted density of 75 dwelling units per acre, Site 1 1 can accommodate approximately 104 units at densities appropriate to accommodate lower income households. To further enc ourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City will offer a menu of development incentive opportunities, including: development fee modifications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households. ïîè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í ïî × ÌÛ Mixed Use General Plan Designation: Downtown Downey Specific Plan Zoning: 75 dwelling units per acre Permitted Density: 3.00 Acreage: Parking Structure/Vacant Industrial Existing Land Use: 107 Estimated Housing Units Potential: Site 12 is located in the Firestone Boulevard Gateway District. The Firestone Des cription: Boulevard Gateway District is located north of the Union Pacific railroad right - of - way in Downey, and south of Second Street, between Paramount Boulevard and Brookshire Avenue. The City envisions the Firestone Boulevard Gateway district to be a lively area consisting of high intensity/density development with flexible retail, office, and residential space. Site 12 includes the entire block between Myrtle Street and La R eina Avenue fronting Nance Avenue. This site includes 3 parcels and is approximately 3.0 acres. At the western end of the block there are two parcels with industrial manufacturing uses. These uses are non - conforming and the extent of activity on - site is un certain. These parcels were formerly home to an onion processing plant, but in recent years are not as active and are non - conforming with the Specific Plan permitted uses and surrounding neighborhoods. The eastern end of the site is City - owned and currentl y home to the Downey Depot transportation center . The City is in the process of relocating their transit center closer to City Hall to better serve the downtown area. The City was awarded funding through the SCAG Compass Blueprint program and is currently under contract to develop a plan to configure circulation in the Downtown and determine where the îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïîç Ý·¬§ ±º ܱ©²»§ new transit center should be located. It is realistic that the transit center will be relocated within the planning period and that this site will be prime fo r redevelopment. The City envisions this block redeveloped with a mix of higher intensity uses, including residential uses up to 75 dwelling units per acre. Assuming a 50% development capacity and a maximum permitted density of 75 dwelling units per acre , Site 1 1 can accommodate approximately 10 7 units at densities appropriate to accommodate lower income households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site , the City will o ffer a menu of development incentive opportunities, including: development fee modifications, streamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential reg ulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households. ïíð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Í ïí ×ÌÛ Mixed Use General Plan Designation: Downtown Downey Specific Plan Zoning: 40 dw elling units per acre Permitted Density: 1.54 Acreage: Parking Structure/Vacant Industrial Existing Land Use: 57 Estimated Housing Units Potential: Site 13 is located in the Firestone Boulevard Gateway District. The Firestone Description: Boulevard Gateway District is locat ed north of the Union Pacific railroad right - of - way in Downey, and south of Second Street, between Paramount Boulevard and Brookshire Avenue. The City envisions the Firestone Boulevard Gateway district to be a lively area consisting of high intensity/densi ty development with flexible retail, office, and residential space. Site 13 includes the majority of parcels on the block between La Reina Avenue and Downey Avenue fronting Firestone Avenue, with the exception of the two parcels at the eastern end. This s ite includes 7 parcels and is approximately 1.54 acres. Existing uses on this site include single - story retail commercial businesses with parking lots in the rear off of Nance Street. Many of the tenant spaces are vacant and/or are in need of significant rehabilitation. This block is ideal for redevelopment with the opening of a new Porto’s Bakery across the street and the new Downey Surgery Center at the eastern end of the block. The City envisions this block redeveloped with a mix of higher intensity use s, including residential uses up to 75 dwelling units per acre. Assuming a 50% development capacity and a maximum permitted density of 75 dwelling units per acre, îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïíï Ý·¬§ ±º ܱ©²»§ Site 13 can accommodate approximately 57 units at densities appropriate to accommodate lower income households. To further encourage and facilitate the development of affordable units for low - and very low - income families on the Site, the City will offer a menu of development incentive opportunities, including: development fee modifications, st reamlined processing, density bonus incentives, and reductions in development and parking standards, as indicated in the Housing Plan. Funding for potential regulatory and financial incentives will be prioritized to encourage housing for extremely low - and very low - income households. ïíî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ êòì ó Í«³³¿®§ ±º ߪ¿·´¿¾´» Í·¬»­ As outlined in the previous section, and illustrate the City ’s RHNA Table 6 - 3 Table 6 - 4 allocation for the 2014 - 2021 planning period as well as unaddressed carry over units from the 2008 - 20 14 planning period. provides a summary of the strategies the Table 6 - 7 City has identified to facilitate the development of new residential units to accommodate their remaining RHNA allocation. Ì¿¾´» ê ó é æ ß½½±³³±¼¿¬·±² ±º ¬¸» îðïì ó îðîï ÎØÒß Above Very Low Lo w Moderate Total Moderate Remaining RHNA 478 242 135 346 1,201 R - 1 Zoned Parcels 0 0 0 144 144 R - 3 Zoned Parcels 0 0 135 135 270 (a) (a) Second Unit Overlay 0 117 117 0 2 34 (b) (b) Downtown Downey Specific Plan 478 1 25 0 1 32 735 TOTAL 0 0 (1 1 7 ) ( 51 ) (182) (c) Notes: Densities of 24 units per acre are appropriate to facilitate the development of moderate and above moderate (a) income housing; therefore the unit potential has been divided evenly between the two income categories. The Second Unit Over lay is intended to provide housing options for lower income households including low and (b) moderate income households; therefore the unit potential has been divided evenly between the two income categories. Parentheses indicate a surplus of units. (c) As sho wn in , the City can accommodate the combined remaining RHNA Table 6 - 7 allocation of 1, 201 units. Based on the permitted densities, vacant land zoned R - 1 can accommodate 144 above - moderate income units, and land zoned R - 3 can accommodate 270 units divided e venly between the moderate and above - moderate income categories. The City’s existing Second Unit Overlay is appropriate to accommodate the low and moderate income categories . A n estimated 2 34 new units are possible on areas within the overlay. Finally, the City has identified the Downtown Downey Specific Plan area with permitted densities at 40 and 75 dwelling units per area to accommodate its remaining lower income RHNA. The Specific Plan area can accommodate more than 2,500 units, however s pecific opportu nity sites have been identified that are likely to be redeveloped during the planning period. The City has identified a surplus of opportunity sites, beyond its combined RHNA allocation. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïíí Ý·¬§ ±º ܱ©²»§ ê òìòï ó Û²ª·®±²³»²¬¿´ ݱ²­¬®¿·²¬­ Potential environmental constra ints to future development of sites identified include the seismic and liquefaction hazards, which are addressed in the Non - Governmental Constraints s ection of the Housing Element. Parcels identified in the Sites Inventory were compared with all hazards ma ps included in the City’s Safety Element; none were found to be within areas that have development restrictions due to risk of damage from disasters (such as floods, wildfires, or seismic events). The sites inventoried have a land use designation which wa s determined based on surrounding land uses and has already examined potential environmental constraints. Aside from the constraints mentioned above, there are no additional constraints that would impede the development of new housing units in the future on the identified sites. ê òìòî ó ײº®¿­¬®«½¬«®» ݱ²­¬®¿·²¬­ The 2014 - 2021 Housing Element promotes the production of housing which in turn may result in population growth. The Downey Vision 2025 General Plan, documents a residential “build out” of 36,91 5 units and a maximum population of 121,063 residents. For the current planning period t he City of Downey has a combined RHNA allocation of 1,201 units. Based on the amount of residentially zoned vacant and underutilized land, and non - residentially zoned l and that have been identified as “residential development opportunity areas,” it was determined that a total of approximately 1,383 units can feasibly accommodated during the 2014 - 2021 planning period Element on the parcels identified in the sites inventor y . If the City’s total RHNA allocation of 1,201 units is developed and added to the existing housing stock of 35,601 units the total count is 36,802 units. This total is less than the total housing unit build out analyzed in the Downey Vision 2025 General Plan and r elated environmental documents, indicating that there is currently infr astructure capacity available to accommodate development consistent with the City’s RHNA allocation . To ensure that infrastructure needs of specific projects are addressed, t he City requires that project applications for new development be reviewed for adequate infrastructure. Applications are evaluated on a case - by - case basis to ensure there is the capacity to service new developments. Infrastructure requirements and costs ar e also discussed in the Non - Governmental Constraints Section of the Housing Element. ïíì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ êò ë Ú·²¿²½·¿´ λ­±«®½»­ A variety of potential funding sources are available to finance housing activities in Downey. Due to both the high cost of developing and p reserving housing, and limitations on both the amount and uses of funds, layering of funding sources may be required for affordable housing programs and projects. lists the potential Table 6 - 8 funding sources that are available for housing activities. Th ey are divided into five categories: federal, State, county, local, and private resources. In previous years, the primary source of funds for affordable housing activities in Downey was the Redevelopment Agency housing set - aside fund. The 2010 - 2014 Imple mentation Plan allocated RDA funding for housing programs during that period, as indicated below: Housing Improvement Program Affordable Housing Program Underutilized Sites Program First Time Homebuyer Program Prioritize Housing Program Activities On Dec. 29, 2011, the California Supreme Court ruled to uphold ABx1 26, which dissolved all redevelopment agencies (RDAs) in the State. A companion bill, ABx1 27, which would have allowed the RDAs to continue to exist, was also declared invalid by the court. The court’s decision required that all RDAs within California be eliminated no later than February 1, 2012. T he City of Downey Redevelopment Agency was dissolved as of February 1, 2012 and t he City was selected to be the Successor Agency responsible for a ll enforceable obligations owed. Downey previously relied on estimated redevelopment housing set - aside revenues ranging from $1.26 to $1.5 million annually to support the development of affordable housing and the implementation of programs outlined in th e Housing Plan. For the 2014 - 2021 planning cycle, the City is investigating new funding sources to utilize to continue administering its existing programs. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïíë Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ê ó è æ Ú·²¿²½·¿´ λ­±«®½»­ ߪ¿·´¿¾´» º±® ر«­·²¹ ß½¬·ª·¬·»­ Program Name Description Eli gible Activities 1. Federal Programs and Funding Sources The Community Development Block Acquisition Grant (CDBG) program is a flexible Rehabilitation Community program that provides communities Homebuyer Assistance Development Block with resources to address a wide Economic Grant (CDBG) range of unique comm unity Development development needs. In 2011 - 2012 Homeless Assistance Downey receive d approximately $ 1.2 Public Services million in CDBG funds. New Construction Downey receive s H OME funds directly Acquisition Home Investment from the Federal government. HOME Partnership (HOME) Rehabilitation funds are used to assist low income Homebuyer Assistance (80% AMI) households. Rental Assistance Funds emergency shel ters, services Homeless Assistance Emergency Shelter Grant and transitional housing for homeless (ESG) Program Public Services individuals and families. Provides funds to purchase Neighborhood Acquisiti on abandoned and foreclosed homes Stabilization Program Homebuyer Assistance and residential property. (NSP) Funds Funds to address distressed neighborhoods and public and New Construction assisted projects to transform them Acquisition into viable and sustainable mixed - Rehabilitation income neighborhoods by linking Choice Neighborhoods Economic housing improvements with Grants Development appropriate servic es, schools, public Public Services assets, transportation, and access to jobs. Planning grants and implementation grants are available. ïíê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities HUD provides capital advances to finance the construction, rehabilitation or acquisition with or Acquisition without rehabilitation of structures that Section 202 Housing for Rehabilitation will serve as supportive housing for Seniors very low - income elderly persons, New Construction including the frail elderly, and provides rent subsidies for the pr ojects to help make them affordable. Grants to non - profit developers of Acquisition supportive housing for persons with Rehabilitation Section 811 Housing for disabilities, including group homes, Disabled Persons New Construction independent living faci lities and Rental Assistance intermediate care facilities. HOPWA is an entitlement grant distributed to the largest jurisdiction in each county. HOPWA funds may be used for a wide range of housing, social services, program planning, and development costs. These Acquisition include, but are not limited to, the Rehabilitation acquisition, rehabilitation, or new Housing Opportunities for Homebuyer Assistance construction of housing units; costs for Persons with AIDS facility operations; rental assistanc e; Homeless Assistance (HOPWA) and short - term payments to prevent Public Services homelessness. HOPWA funds also may Rental Assistance be used for health care and mental health services, chemical dependency treatment, nutritional services, case management, assistance with daily living, and other supportive services. Provides funding to develop supportive housing and services that will allow homeless persons to live as Homeless Assistance Supportive Housing independently as possi ble. Grants Program Public Services under the Supportive Housing Program are awarded through a national competition held annually. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïíé Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities Provides rental assistance for hard - to - serve homeless persons with disabilities in connection with supportive services Shelter Plus Care funded from sources outside the program. 2. State Programs Tax credits are available to persons and corporations that invest in low - income rental housing. Proceeds Low - income Housing Tax New Construction from the sale are typica lly used to Credit (LIHTC) create housing. Tax credits are available between 4% and 9%. Grants to cities to provide down payment assistance (up to $30,000) to Building Equity and low and moderate income first - time Growth in home buyers of new homes in projects Homebuyer Assistance Neighborhoods (BEGIN) with affordability enhanced by local regulatory incentives or barrier reductions. One funding round annually through 2009. Grants to cities and non - profit Predevelopment developers to offer homebuyer Site development assist ance, including down payment Site acquisition assistance, rehabilitation, Rehabilitation acquisition/rehabilitation, and CalHome homebuyer counseling. Loans to Acquisition/Rehab developers for property acquisition, Down payment site development, predevelopment assistance and construction period expenses for Mortgage financing homeownership projects. One f unding Homebuyer counseling round annually through 2011. ïíè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities Under the program, low - inte rest loans are available as gap financing for rental housing developments that include affordable units, and as mortgage assistance for Homebuyer Assistance homeownership developments. In Transit - Oriented Predevelopment addition, grants are available to cities, Development Housing Site development counties, and transit agencies for Program Infrastructure infrastructu re improvements necessary for the development of specified housing developments, or to facilitate connections between these developments and the transit station. Funding of public infrastructure (water, sewer, traffic, parks, site clean - Infill Incentive Grant Regulations pending up, etc) to facilitate infill housing Pr ogram development. One funding round annually. Provides fixed rate FHA mortgages in CalHFA FHA Loan Homebuyer Assistance Federally Desi gnated Targeted Areas. Program CalHFA makes below market loans to first - time homebuyers of up to 3% of CalHFA Homebuyer’s sales price. Program operates Down payment through participating lenders who Homebuyer Assistance Assistance Program originate loans for C alHFA. Funds available upon request to qualified borrowers. Jointly administered by the California Department of Mental Health and the California Housing Finance Agency on behalf of counties, t he Program offers permanent financing and capitalized New Construction operating subsidies for the Acquisition development of permanent Rehabilitation supportive housing, including both CalHFA Mental Health rental and shared housing, to serve Services Act Funds Homeless Assistance persons with serious mental illness and Public Services their families who are homeless or at Rental Assistance New risk of homelessness. MHSA Housing Program funds will be allocated for the development, acquisition, construction, and/or rehabilitation of permanent supportive housing. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïíç Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities Provides affordable housing bond New Construction funding to CalHFA and other housing Acquisition finance agencies. This funding allows CalHFA New Issue Bond developers to secure a source of Rehabilitation Program (NIBP) affordable financing in the Preservation marketplace which otherwise could not be obtained. Affordable Housing Innovation New Construction Program (AHIP): provides loans for Acquisition developers through a nonprofit fund Golden State Acquisition manager to provide quick acquisition Fund (GSAF) Rehabilitation f inancing for the development or Preservation preservation of affordable housing. Provides operating facility grants for Emergency Housing and emergency shelter s, transitional Homeless Assistance Assistance Program housing projects, and supportive Operating Facility Grants Public Services services for homeless individuals and (EHAP) families. Funds capital development activities for emergency s helters, transitional Emergency Housing and Homeless Assistance housing, and safe havens that Assistance Program provide shelter and supportive Capital Development Public Services services for homeless individuals and (EHAPCD) families. Funds projects that serve homeless individuals and families with supportive services, emergency shelter/transitional housing, assisting persons at risk of becoming homeless with homelessness prevention assistance, and providing permanent Homeless Assistance Emergency Solutions housing to the homeless population. Grant (ESG) Program Public Services The Homeless Emergency Assist ance and Rapid Transition to Housing (HEARTH) Act of 2009 places new emphasis on assisting people to quickly regain stability in permanent housing after experiencing a housing crisis and/or homelessness. Provides grants for infrastructure Predevelopment construction and rehabilitation to Infill Infrastr ucture Grant Site development support higher - density affordable and Program (IIG) mixed - income housing in infill Infrastructure locations. ïìð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities Pr ovides funding for new construction, rehabilitation, or acquisition and rehabilitation of permanent or transitional rental housing. Projects are not eligible if construction has commenced as of the application Acquisition date, or if they are receiving 9% Rental Assistance federal low income housing tax Public Services Multifamily Housing credits. Eligible costs include the cost Program: Site development of child care, after - school care and Infrastructure social service facilities integrally linked Development Fees to the assisted housing units; real property acquisition; refinancing to retain affordable rents; necessary onsite and offsite improvements; reasonable fees and consulting costs; and capitalized reserves. Provides predevelopment capital to Predevelopment Loan finance the start of low income Predevelopment Program (PDLP) housing projects. 3. County Programs Rental assistance payments to owners Housing Choice of private market rate units on behalf Rental Assista nce Vouchers (formerly of low - income (50% MFI) tenants. Section 8) The County of Los Angeles provides a secondary mortgage loans to first time homebuyers. HOP has been Homebuyer Assistance designed to meet the needs of low - Home Ownership income families and individuals who Program ( HOP ) want to purchase a new home, but are unable to qua lify without financial assistance. Federal tax credit for low - and moderate - income homebuyers who Homebuyer Assistance have not owned a home in the past Mortgage Credit three years. Allocation for MCC is Certificate (MCC) Income Tax Credit provided by the State and admi nistered by the County. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïìï Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities The Los Angeles Community Development Commission provides first - time homebuyer assistance to Affordable low - income families and individuals to Homebuyer Assistance Homeownership Program purchase newly const ructed homes (AHOP) that were partially financed with CDC development funding. The Los Angeles County HERO program was designed to meet the needs of low, moderate and middle - income households who wa nt to purchase a foreclosed or abandoned single family home, but are unable to qualify without financial assistance. Rehabilitation Housing Economic This program provides a secondary Acquisition Recovery Ownership mortgage for the purchase of that (HERO) Homebuyer Assistance home, down payment assistance, and rehabilitation grant opportunities. The secondary mortgage is a 0% interest loan. No repayment of loan will be due until the home is sold, transferred, or refinanced, or no longer - owner - occupied. The ISRP is designed to provide financial assistance for acquisition and rehabilitation of foreclosed Infill Sites Rental Program Rehabili tation residences for affordable rental (ISRP) housing to low - income persons. Acquisition Developers must agree to operate the housing at affordable rents for a period of 55 - years. 4. Local Programs The City can support low - income housing by holding the required TEFRA New Construction hearing prior enabling the issuance of Rehabilitation housing mortgage revenue bonds. Tax Exempt Housing The bonds require the developer to Revenue Bond Acquisition lease a fixed %age of the units to low - income fami lies at specified rental rates. ïìî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities 5. Private Resources/Financing Programs Fixed rate mortgages issued by private mortgage insurers; mortgages Federal National which fund the purchase and Homebuyer Assistance Mortgage Association rehabilitation of a home; low down - (Fannie Mae) payment mortgages for homes in underserved areas. The Green Affordable Housing Preservation Loan fund through the Na tional Housing Trust Provides below market predevelopment and interim development loans to affordable housing developers who seek to incorporate green building Predevelopment techniques when rehabilitating National Housing Trust existing affordable housing. Under the Development Loans program, a portion of the loan will be forgiven when the developer demonstrates that they have incorporated practical, environmentally friendly design elements in the property's rehabilitation plan. Provides support for general operating of existing nonprofit New Construction California Community affordable housing developers, with Foundation Rehabilitation the focus on supporting the Acquisition development and preservation of permanent affordable housing. Preserving Affo rdable Rental Housing Preservation MacArthur Foundation: Program is a $150 million initiative that Rehabilitation seeks to preserve and improve Acquisition affordable rental housing. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïìí Ý·¬§ ±º ܱ©²»§ Program Name Description Eli gible Activities Thanks to the Community Reinvestment Act of 1977, commercial banks are required to "meet the credit needs" of all the areas from which they draw deposits. They usually do this through below - market loans to both developers and qualified low - income homebuyers, Homebuyer Assistance and grants to community Local banks: development nonprofits. Many banks have set up a sep arate community development division, and partner with local organizations that provide services like homeownership counseling to their borrowers. Larger banks often have a separate foundation to handle the grants. êò ë ò ï ó ᬻ²¬·¿ ´ Ú«¬«®» Ú«²¼·²¹ ͱ«®½»­ In addition to the funding sources listed in , affordable housing advocates are Table 6 - 8 working with large foundations in hopes of creating a low - interest loan fund from endowments. Housing groups are also continuing attempts to broaden infrastructure financing authority. An infrastructure financing district (IFD) may be formed pursuant to California Government Code Section 53395 et seq. (the “IFD Law”). These districts have rights to the tax increment for financing public infrast ructure. This authority exists at both the state and local level, but under current law requires a vote. Another hurdle is that current IFD law prohibits IFDs within any portion of a redevelopment project area that is or has been previously created; couple d with the fact that the legislative intent of the IFD law is that IFD areas are substantially undeveloped. However, many advocates remain hopeful that IFDs may provide an opportunity to fill the redevelopment gap. Current drafts of new legislation would a llow cities to create infrastructure districts without voter approval and make IFDs more user - friendly. There is also proposed legislation that, in addition to allowing for IFD formation by resolution, would require set - asides for affordable housing where an IFD is formed in a transit village development district. Certain legislation also seeks to broaden the share of property tax increment that IFDs in specified locations may collect, and seeks to address the current deficiencies in the IFD Law. ïìì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ êò ë ò î ß¼³·²·­¬®¿¬·ª» λ­±«®½»­ Described below are several non - profit agencies that are currently active and have completed projects in Los Angeles County. These agencies serve as resources in meeting the housing needs of the City, and are integral in impleme nting activities for acquisition/rehabilitation, preservation of assisted housing, and development of affordable housing. Ø¿¾·¬¿¬ º±® Ø«³¿²·¬§ Habitat is a non - profit, Christian organization that builds and repairs homes for sale to very low - income f amilies with the help of volunteers and homeowner/partner families. Habitat homes are sold to partner families at no profit with affordable, no interest loans. The local affiliate, Habitat for Humanity, has been active in Downey, having built several hom es for very low - income families in the last Housing Element period. Ö¿³¾±®»» ر«­·²¹ ݱ®°±®¿¬·±² øÖØÝ÷ JHC is a non - profit developer that has developed and implemented numerous affordable housing projects throughout Southern California and the State . Jamboree has also established an in - house social services division to assist residents in maintaining self - sufficiency. “Housing with a HEART” (Helping Educate, Activate and Respond Together) now operates at most Jamboree - owned properties. Ó»®½§ ر« ­·²¹ Ý¿´·º±®²·¿ Mercy Housing has offices in Los Angeles, San Francisco, and Sacramento. Mercy Housing serves more than 10,000 people at about 100 properties. Residents range from families to people with special needs to seniors. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïìë Ý·¬§ ±º ܱ©²»§ êò ê Û²»®¹§ ݱ²­»® ª¿¬·±² Ñ°°±®¬«²·¬·»­ As cities construct more housing to meet growing population demands, the consumption rate of energy becomes a significant issue. The primary uses of energy in urban areas are for transportation, lighting, water, heating and space heat ing and cooling. The high cost of energy demands that efforts be taken to reduce or minimize the overall level of urban consumption. There are many opportunities for conserving energy in new and existing residential units. Construction of energy efficien t buildings does not lower the price of housing. However, housing with energy conservation features should result in reduced monthly occupancy costs as consumption of fuel and energy is decreased. Similarly, retrofitting existing structures with energy c onserving features can result in a reduction in utility costs. Examples of energy conservation opportunities include weatherization programs and home energy audits; installation of insulation; installation or retrofitting of more efficient appliances, and mechanical or solar energy systems; and building design and orientation which incorporates energy conservation considerations. The City enforces all provisions of Title 24 of the California Administrative Code, which provides for energy conservation feat ures in new residential construction. Southern California Edison programs: Southern California Edison offers a variety of energy conservation services under the Low Income Energy Efficiency programs (LIEE), which help qualified homeowners and renters c onserve energy and control electricity costs. Eligible customers can receive services from local community agencies and licensed contractors working with Edison. Services include weatherization, efficient lighting and cooling, refrigerator replacement, a nd energy education. In addition, Edison participates in the California Alternative Rates for Energy (CARE) program, which provides a 15% discount reduction on electric bills for low - income customers and the Family Electric Rate Assistance Program (FERA) that provides discounts for families with household incomes slightly exceeding the low - income energy program allowances. Southern California Gas programs: The Southern California Gas Company offers two direct assistance programs to limited income custom ers: (1) a no - cost weatherization (attic insulation and water heater blankets) and (2) a no - cost furnace repair and replacement service. The Gas Company also participates in the State LIEE and CARE programs, helping low - income customers conserve energy a nd providing them with a discount on their gas bills. ïìê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ êò ê òï ó Ì»½¸²·¯«»­ ¬± ݱ²­»®ª» Many modern design methods used to reduce residential energy consumption are based on proven techniques that have been known to humans since the earliest days of coll ective settlement. These methods can be categorized in three ways: 1. Building design that keeps natural heat in during the winter and out in the summer. Designs aim to reduce air conditioning and heating demands. Proven building techniques in this categor y include: Orienting windows and openings of a building to follow the path of the sun, in order to minimize solar gain in the summer and maximize solar gain in the winter; Utilizing “thermal mass,” earthen materials such as stone, brick, concrete, and til es that absorb heat during the day and release heat at night; “Burying” sections of the structure in a hillside or berm to insulate the home against extremes of temperature; Application of window coverings, insulation, and other materials to reduce heat ex change between the interior and the exterior of the home; Strategic placement of openings and the use of ventilating devices that take advantage of natural air flow (particularly cool evening breezes); and Designing eaves and overhangs above windows to blo ck direct summer solar gain during the summer, but allow for solar gain during the winter. 2. Building orientation that allows natural elements to maintain a comfortable interior temperature. Examples include: Orienting the long axis of a building in a nor th - south position; Minimizing the southern and western exposure of exterior surfaces; and Designing the structure to admit the maximum amount of sunlight into the building and to reduce exposure to extreme weather conditions; Positioning dwelling units to take advantage of natural air circulation and evening breezes. 3. Use of landscaping features to moderate interior temperatures. Such techniques include: Planting of deciduous shade trees and ot her plants to protect the home; îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïìé Ý·¬§ ±º ܱ©²»§ Design including natural or a rtificial flowing water; and Strategic placement of trees and hedges to control air flow. In addition to natural techniques that have been used historically, a number of modern energy conversion methods have been developed and advanced in more recent yea rs. These include: Implementation of solar panels and other devices to generate electricity; Application of solar energy to heat water; Employment of window glazing to repel summer heat and trap winter warmth; Use of weather - stripping and other insulatin g devices to reduce heat gain and loss; and Acquire energy efficient home appliances. êò ê òî ͬ¿¬» Þ«·´¼·²¹ ݱ¼» ͬ¿²¼¿®¼­ The California Energy Commission was created in 1974 by the Warren - Alquist State Energy Resources Conservation and Development Act . Upon its creation the first task of the Commission was to adopt energy conservation standards for new construction. The first set of residential energy conservation standards were developed in the late 1970s (Title 24, Part 6 of the California Code of R egulations) and have been periodically revised in the years following. Downey currently utilizes Tier 1 of the California Green Building Code and has not adopted any local amendments to the building standards. A focus of the Commission’s energy conserv ation standards is the definition of “climate zones”. These zones were created to allow for flexible approaches to energy conservation that can be tailored to different geographic regions of the State. The City of Downey is located in Climate Zone 10, whi ch covers the semi - arid inland valleys. This climate zone is characterized by a mild winters, hot summers, desert winds, and abundant sunshine. Because of these climate conditions, a substantial percentage of residential energy use goes to space cooling between the months of May and October. Residential site design and construction techniques that can reduce the amount of energy used for space cooling would significantly reduce overall energy demand. As discussed above, a number of traditional and moder n techniques can decrease energy throughout the City. ïìè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ é ò Ю±¹®»­­ λ°±®¬ Section 65581 of the Government Code underscores the need for the periodic review of the Housing Element. This process of review and evaluation permits local officials to evalu ate trends in the community and to initiate new programs that will further housing goals. The City established five objectives to be achieved in the previous planning period. For each objective, housing programs were established to assist the City in real izing their objectives. provides a brief description of the housing programs Table 7 - 1 outlined in the previous Element, the program’s objective and the progress/status of the program. In providing the status of the program the table will indicate whether the program will be carried into the next planning period. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïìç Ý·¬§ ±º ܱ©²»§ Ì¿¾´» é ó ïæ ر«­·²¹ ß½½±³°´·­¸³»²¬­ Housing Element Program Evaluation of Effectiveness Housing and Neighborhood Conservation The City has maintained a proactive 1. Code Enforcement Program Effectiveness: code enforcement program. The City receives approximately 70 calls per month reporting Continue to conduct Objective: violations, usually related to property maint enance inspec tions on a complaint basis issues. Of those complaints filed, approximately through the City’s Code Enforcement three to five per month represent more substantial Division. health and safety code violations. The City’s program has successfully brought cited residential units into compliance with City codes. As the housing stock continues to Appropriat eness : age, proactive code enforcement will be both appropriate and necessary to maintain the City’s residential standards. This program provides referrals to the Housing Rebate and Grant Program . This program will be incl uded in the 2014 - 2021 Housing Element. From 2006 to 2012, the City provided 2. Housing Improvement Program Effectiveness: loan assistance and grants for housing rehabilitation to 443 projects appl icants . This total includes loans Provide loans for 30 Objective: and grants issued as part of the City – sponsored homeowners annually. property improvement program for low to moderate - income households (loans up to $40,000 and grants up to $2,000) , and the Home Modification Program, implemented by the City t o assist households with disabled persons with performing architectural modifications to achieve ADA compliance. Improvements will be provided for up to 180 homeowners until December 2014 . With the dissolution of the City’s Appropriateness : Redevelopment Agency and the taking of RDA funds, the City has limited funding available to fund the program. This program will continue into the upcoming planning period as the Housing Rebate Program, which will be combined with the Grant Program. This combined progra m will offer a grant to residents until a more permanent funding source is identified. ïëð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ The City assisted 24 households 3. Senior Paint/Fix - up Program Effectiveness: annually from 2011 - 2012 as part of the City ’s home improvement program accomplishments described Assist 30 households Objective: above. annually. Due to funding limitations, this Appropriateness: program will be merged with the Grant Program . This combined program will offer smaller grants to residents until a more permanent funding sourc e is identified. This program was not fully Effectiveness: 4. Neighborhood Maintenance and implemented do to funding limitations; however the Preservation City has an active Neighborhood Watch program that i s implemented by the Police Department. Continue program Objective: implementation. Due to continued restricted Appropriateness : funding this program will not be continued in the 2014 - 2021 Housing Element , but the goals of the program will be achieved through the City’s active Neighborhood Watch p rogram with assistance when possible from the City’s Code Enforcement Division. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïëï Ý·¬§ ±º ܱ©²»§ Provide Adequate Sites to Achieve a Diversity of Housing The original Downey Landing Specific 5. Land Use Element/Zoning Effectiveness: Plan, adopted in 200 2 included four districts, one of which allowed for mixed - use including residential Provide appropriate land Objective: units. D ue to deed restrictions that were recorded as use designations to fulfill the City’s RHNA. part of the Federal Government’s disposition of the Con duct outreach to non - profit Site, the City determined that residential uses are developers of affordable housing to prohibited on the Site. Consequently, no residential construct housing affordable to lower - uses were proposed when the Specific Plan was income households within the NG area amended in 2011. of the amended Downey Landing Specific Plan. Due to changing market conditions and limitations on the types of development allowed on site, the City did not complete the proposed Specific Plan ame ndments and rezonin g required to a ccommodate their 2008 - 2014 remaining RHNA. However, during the planning period, in September 2010, the City adopted the Downtown Downey Specific Plan, including five land use districts on 131 acres. Four of the five distric ts allow mixed use development, promoting new residential development at densities up to 75 du per acre. The Specific Plan area can more than accommodate the City’s 2008 - 2014 RHNA. A detailed analysis showing the availability of sites to meet the City’s 20 14 - 2021 RHNA allocation in addition to any carry - over units that may result due to AB 1233 legislation is presented in the Housing Resources section. The City did not implement th e Appropriateness: program as originally planned; however, alternative site s were identified to accommodate the City’s 2008 - 2014 RHNA . For the 2014 - 2021 planning period, the City will include a program to ensure that their RHNA allocation is addressed and to promote available sites to residential developers. ïëî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ During the planning period, t he City 6. Second Unit Zoni ng Program Effectiveness: continued to provide for second units in R - 1 zones where designated with a Second Uni t District (SUD) Based on past experience, it Objective: Overlay. Since 2006 , six second unit developments is reasonable to expect between 8 - 12 were approved . The City maintain s an inventory of second units to be constructed during properties within the SUD Overlay to ensure that the planning period, therefore, the City processing of a potential application is efficient. will continue to provide for second units Based on information reported to City Staff, second in the designated areas. Inform eligible units generally include one or two bedrooms and pro perty owners of the potential to are typically rented at below market rents. Based on construct second units though updated the price per square foot City Staff estimates that handouts and information on the City’s these units are affordable to low and moderate website. income households. The City recognizes second units Appropriateness : as a n affordable housing option and will continue to allow for second units to be constructed within the SUD Overlay. This program will be included in the 2014 - 2021 Housing Element. In 2012, the City amended the 7. Senior Housing Zoning Effectiveness: Municipal Code to allow senior housing by right in the H - M, C - 3, and R - 3 zones by right, without a Con tinue program Objective: conditional use permit. To further incentive implementation by facilitat ing and development, a ffordable senior projects are encouraging the construction of senior permitted at densities up to 50 units per acre. To housing with densities up to 50 units per assist and facilitate the development of affordable acre being permitted. senior housing, the Zoni ng Code permits the following additional incentives: reduced parking standards (only 1 space per unit), reduced units sizes (studio at 550 square feet, plus 150 additional square feet for each bedroom), height (up to 4 stories), and increased maximum lot c overage (60%). This program will be modified in Appropriateness : the 2014 - 2021 Housing Element to focus on informing local and regional developers of the program and promoting its application. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïëí Ý·¬§ ±º ܱ©²»§ Due to funding reductions and staff 8. Transitional and Supportive Housing Effectiveness: cutbacks the City was unable to complete the and Emergency Shel ters Zoning Code amendments in the time specified in the Housing Plan. The City has drafted an ordinance Revise the Zoning Code to Objective: amending the Zoning Code to allow emergency permit transitional and supportive shelters and transitional living facilities in the Hospital housing in all residential zones as Medical Arts (H - M) Zone by right without any other permitted uses subject only to those discretionary permit required. The City will take the standards/regulations that apply to Ordinance to City Council in January 2013 . other residential dwellings of the same type in the same zone and in the City’s H - M Zone. Revise the Zoning Code to As the City has completed the Appropriateness: permit emergency shelters by right in the required rezoning to ensure that no constraints to City’s H - M Zone. the provision of transitional or supportive housing exist, this program will not be included in the 2014 - 2021 Ho using Element. Due to funding reductions and staff 9. Single Room Occupancy (SRO) Effectiveness: cutbacks the City was unable to complete t he Housing Zoning Code amendments in the time specified in the Housing Plan. The City has drafted an o rdinance Revise the Zoning Code to Objective: amending the Zoning Code to permit SRO’s in at permit SRO’s in at least one non - least one non - residential zone as a permitted use residential zone as a permitted use and and SRO’s as a conditionally permitted use in SRO’s as a conditionally permitted use in appropriat e residential zones. The applicable appropriate residential zones. Code development standards are no more restrictive than amendm ent to establish standards for standards that apply to other residential uses of the SRO’s shall be no more restrictive than same type permitted in the same zone. The City will standards that apply to other residential take the Ordinance to City Council in January 2013. uses of the same type permitted in the same zone. As the City has completed the Appropria teness: required rezoning to permit SRO’s in an appropriate zone, this program will not be included in the 2014 - 2021 Housing Element. ïëì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ The City has continued to promote its 10. Affordable Housing Program Effectiveness: housing programs in selected neighborhoods, and will continue preservation activities. In 2011, the City Continue to implement the Objective: submitted an applica tion for federal HOME funds to City’s Affordable Housing Program, the department of Housing and Urban including providing housing Development. This resulted in $700,654 in federal rehabilitation loans and grants to HOME funds to the City to be used for housing qualifying households, providing improvement programs and increased housing accessibility assistance to disabled opportunities for low and moderate - income households, and using loans and grant househol ds. funds for affordable housing trust funds and federal funding as app ropriate to assist in the development and With the dissolution of the City’s Appropriateness : conservation of affordable housing. Redevelopment Agency and the taking of RDA funds, the City has limited funding available to fund the program. The City now must rely on HOME and CBDG funds, which may vary from year to year. The C ity will continue to assist low income households through the Housing Rebate and Grant Program . This combined program will offer smaller rebates and grants to residents until a more substantial funding source is identified. The City maintains an inventory of 11. Underutilized Sites Effectiveness: available and potential residential development sites. A property profile including a site description, Continue to facilitate the Obje ctive: assessor data, existing uses, and pertinent land use redevelopment of underutilized sites and zoning regulation information is provided for through various outreach methods to each site on the City’s website and is reviewed and the development community . Prepare updated on a regular basis. The City u tilizes this an underutilized site survey to be inventory to help direct interested developers to completed and posted on the City’s potential sites for housing. website by December 2009 along with links p rovided on how to apply for redevelopment set - aside funds and any This program provides information Appropriateness : available State funding sources. to interested developers about potential residential sites. The City will continue to update the inventory throughout the 2014 - 2021 planning cycle , without resources previousl y provided by the Redevelopment Agency. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïëë Ý·¬§ ±º ܱ©²»§ Providing Opportunities for Affordable Housing Due to the elevated cost of housing in 12. First Time Homebuyer Program Effectiveness: the area during the past several years, the program has been inactive as very few applicants who met Provide homeownership Objective: the program's income qualification requirements opportunities to 12 households annually could qualify to purchase a home within the Cit y. through implementation of the 1st Time Homebuyer Pro gram. While this program will be included Appropriateness : in the 2014 - 2021 Housing Element the program will be administered based on funds available. It is the City’s hope that as the economy improves having these programs in place will allow them to easil y begin accepting applications when funding is available. The City currently provides information 13. Mortgage Credit Certificate Program Effectiveness: on the Cou nty program on their website and directs residents, as appropriate to apply for the program. Continue participation and Objective: As funding sources for the County were impacted distribute fliers and advertise its during the planning period, it is unclear how active availability. or effective the program has been. Though t he MCC program is Appropriateness : limited, it does provide an opportunity for lower - income households to become first - time home buyers. The City will continue this program as part of its County Partnership Program, aimed at distributing information about key County progra ms available to assist renters and homeowners. ïëê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ At the beginning of the planning 14. Section 8 Rental Assistance Effectiveness: period, in 2006, approximately 450 households were assisted on an annual basis. Over the years the Continue to provide Objective: number of households assisted has steady increased assistance to households through resulting in 620 households assisted in 2012. The continued participation in the Section 8 number of households utilizing the Section 8 program and encourage rental program has increased annually by approximately property owners to register their unit s 30 households. with the Housing Authority. The Section 8 program, Appropriateness : administered by the County of Los Angeles , provides opportunities for very low - inco me households to rent units at affordable rates. The City will continue this program as part of a County Partnership Program aimed at distributing information about key County programs available to assist renters and homeowners. Removing Governmental C onstraints In 2008, the City adopted a 15. Density Bonus Program Effectiveness: comprehensive update to the Zoning Code, which included an updated densi ty bonus program that is Continue provision of the Objective: consistent with State law. During the planning density bonus; inform developers of the period, a 50 - unit affordable housing project, The program availability. View, utilized a density bonus to construct 35, two - bedroom apartments and 15 three - bedroom apartments all affordable to low income re sidents. This program is essential to the Appropriateness : development of affordable units, as it allows developers the flexibility to construct at densities above what is allowed by the Municipal Code. This program will be included in the 2014 - 2021 Hous ing Element. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïëé Ý·¬§ ±º ܱ©²»§ Throughout the planning period, the 16. Planned Unit Developments Effect iveness: City continued to e ncourage projects pursuant to its Planned Unit Development process. During the Continue to encourage Objective: planning period a project containing 46 units Planned Unit Developments as a means located near Lakewood Boulevard and Gallatin to provide affordable housing through Road utilized a PUD to facilitate decreased setbacks creative land use techniques. Inform and increased heights to obtain approval for new developers of the density incentives multifamily units. under the program . The City recognizes the Appropriateness : importance of the Planned Unit Development application as essential to the development of affordable units. Utiliz ing PUDs allows developers increased flexibility to construct projects with modified development standards that make it financially more feasible to construct affordable units. This program will be included in the 2014 - 2021 Housing Element. The City continued to offer 17. Streamli ne Processing Effectiveness: streamlined developmen t processing throughout the planning period , and continuously facilitates Continue to monitor permit Objective: inter - departmental collaboration to ensure that the processing times and investigate ways application process is as efficient as possible. In 2010 to streamline. Continue computerizing the City also implemented new permitting software information including building permits by Accela which al lows quicker review times and and the Zoning Code. centralized document access . The City recognizes the Appropriateness : importance of providing a streamlined review process and approving residential projects as quickly as possible to minimize funds lost due to schedule delays. T his program will be included in the 2014 - 2021 Housing Element. ïëè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Due to changing market conditions 18. Identify Development Opportunity Effectiveness: and limitations on the types of development Areas allowed on Downey Landing site, the City did not complete the proposed Specific Plan amendments Identify development Objective: and rezoning required to allow r esidential opportunity areas and draft and adopt development on the site . However, during the the required ordinances to create planning period, in September 2010, the City opportunities for expanded mixed - use adopted the Downtown Downey Specific Plan, comme rcial and residential including five land use districts on 97 acres. Four of development. the five districts allow mixed use development, promoting new residential development at densities up to 75 du per acre. In addition to the Downtown Downey Specific Plan, t he City maintains an inventory of available and potential development opportunity areas . A property profile including a site description, a ssessor data, existing uses, and pertinent land use and zoning regulation information is provided for each site on the City’s website and is reviewed and updated on a regular basis. The City u tilizes this inventory to help direct interested developers to p otential sites for mixed use development . This program provides information Appropriateness : to interested developers about potential residential sites. The City will continue to update the inventory throughout the 2014 - 2021 planning cycle , and when neces sary draft and adopt the required ordinances to facilitate expanded mixed - use development. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïëç Ý·¬§ ±º ܱ©²»§ The City prioritizes housing program 19. Prioritize Housing Program Activities Effectiveness: activities to address housing needs identified by City Planning Staff, Code Enforcement, and the Housing Identify housing needs and Objective: D ivision . During the planning period, funding priority prioritize housing program activities to has primarily focused on rehabilitation loans and meet those needs through annual grant monies to maintain Downey’s st able yet aging updates to the City’s Consolidated Plan housing stock. It was also determined that there is and Redevelopment Agency housing an increasing need to address the provision of n ew set - aside program activities. rental units for large family households. To address this new need the City, in partnership with, National CORE, is in the process of developing a new multifamily development in the Downtown Downey Specific Plan area, affordable to low income residents with a variety of unit sizes. The City provided the land The C ity recognizes the Appropriateness : importance of determining priority housing needs. The characteristics of the City’s current housing need will largely be indentified through the Housing Need s Assessment specifically the analysis of the special needs groups. This program will be included in the 2014 - 2021 Housing Element and will reflect the changing needs of the community based on the Needs Assessment . New and infill residential d evelopment 20. Planning and Development Fees Effectiveness: within Los Angeles County can be lengthy and expensive. The City of Downey utilizes a number of Continue to conduct annual Obj ective: methods to help minimize the costs and other reviews of planning and development negative effects of governmental constraints. An fees. annual review of fees performed by the City helps to ensure that fees are not excessive and poorly administered. Downey also streamlines the permitting process for residential projects, to m inimize the holding an d labor costs assumed by the project applicant. T he City recognizes the Appropriateness : importance of minimizing the impact of planning, building and development impact fees. The City will continue to review their planning and dev elopment fees on an annual basis. This program will be in cluded in the 2014 - 2021 Housing Element. ïêð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Due to staffing reductions and budget 21. Provide Accommodations for Effectiveness: cuts, the City was unable to effectively implement a Persons with Disabilities reasonable accommodation ordinance in the timeframe anticipated . Staff plans to draft an Continue to implement the Objective: ordinance in 2013 with the intention of adoption City’s Home Modification Program to before the end of the planning period. The City assist disabled househ olds with maintains a policy directive to assist residents in architectural modifications to their need of reasonable accommodation and offers homes and continue to implement the financial assistance through the Housing Rebate provisions of the Americans with and G rant Program and will continue to direct Disabilities Act (ADA). Adopt a eligible residents to apply for funds . Applicants can “reasonable accommodation” apply for loans or grants to complete improvement ordinance that expands upon the projects that remove constraints to their living provisions of the Home Modification facilities. In general, City Staff grants modifications Program and m ake information on this and de viations from the Municipal Code to program more widely available to accommodate the needs of persons with residents. disabilities. The City will effectively implement Appropriateness: this program within the planning period. Due to staffing restrictions, the timeframe was pushed back from the goa l date; however, the program will be in place and advertised by the end of the planning period. The City will modify this program for the 2014 - 2021 Housing Element to promote the adopted reasonable accommodation procedures on the City website and at City Hall. Following the certification and 22. Water & Sewer Service Priority for Effectiveness: adoption of the 2008 - 2014 Housi ng Element the City Affordable Housing submitted the final draft to the appropriate water and sewer service providers. Submit the adopted Housing Objective: Element to local water and sewer providers for their review and input. As required by State law, the City Appropriateness : will submit the final 2014 - 2021 Housing Element to local water and sewer providers for their review an d input. This program will be in cluded in the 2014 - 2021 Housing Element. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïêï Ý·¬§ ±º ܱ©²»§ Due to Staff and funding limitations 23. Affordable Housing Improvements Effectiveness: this program was not implemented. During the course of the planning period it was determined Amend the Downey Objective: that the cap on improvements has never been Municipal Code to either remove or exce eded and is not a constraint in any way to the alter the cap on improvements that can provision of affordable or market rate units. be made to non - conforming multifamily str uctures that will be converted to affordable housing projects. The City has determined that this Appropriateness: program does not affect or prevent the provision of affordable housing and has determined that limited resourc es and time should be dedicated to processing Municipal Code amendment s that address true constraints to the development of affordable housing. This program will not be in cluded in the 2014 - 2021 Housing Element. Promote Equal Housing Opportunities During the planning period, the City 24. F air Housing Effectiveness: entered into a contract with the Fair Housing Foundation of Lon g Beach to address housing Continue providing fair Objective: disputes, referring residents with landlord/tenant housing services and implement the issues to the organization. The Foundation assisted recommendations set forth in the the City to distribute multi - lingual fair housing A nalysis of I mpediments . information at identified public locations, via regular press releases, and through public service ads in a variety of newspapers and on radio stations . During the planning period the Foundation also held educational workshops tailored to tenants, and educational and training sessions tailored to landlords, rental property owners, realtors, and property managers . The City recognizes this program Appropriateness : as an effective and efficient way for affected residents to obtain correct information regarding landlord/tenant regulations. This program will be in cluded in the 2014 - 202 1 Housing Element. ïêî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ During the planning period the City 25. Zoning Code Revision Effectiveness: processed a Zoning Code update, adopted in October of 20 08 , to clarify th e City’s requirements Adopt revised Zoning Code Objective: related to manufactured homes and mobile homes to address recommended changes by in residential zones in the City. The new Code ending 2010. provisions continue to require mobile home parks to obtain the appro val of a conditional use permit; however m anufactured housing proposed on single - family lots in existing residential neighborhoods will be subject to the same development standards as for existing residences. Like other residences, the manufactured housing will be subject to the City’s Site Plan Review process to ensure archi tectural consistency. As the City has completed the Appropriateness: required Zoning Code amendments to address mobile home and manufactured housing in residential zones, this program will not be included in t he 2014 - 2021 Housing Element. The City may, ho wever, include a program to address constraints to the development of housing if any are identified in the Housing Constraints analysis. îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïêí Ý·¬§ ±º ܱ©²»§ ̸·­ п¹» ײ¬»²¬·±²¿´´§ Ô»º¬ Þ´¿²µ ïêì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ß°°»²¼·¨ ßæ Í·¬»­ Appendix A provides parcel specific information for the sites identified in the Section 6 , section. The following tables are provided: Housing Resources : Parcels zoned R - 1 Table A - 1 : Parcels zoned R - 3 Table A - 2 P arcels within the Second Unit Overlay Table A - 3 : Opportunity sites identifie d within the Specific Plan area; and Table A - 4 : A ll parcels within the Downtown Downey Specific Plan . Table A - 5 : îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïêë Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ß ó ïæ п®½»´­ ¦±²»¼ Î ó ï Permitted Potential Address AIN Zoning Acres Denisty New Units 10228 Lesterford 6287-006-900 R-1-5,000 0.13 8.7 du/ac 1 11929 Pomering Road 6246-014-017 R-1-5,000 0.53 8.7 du/ac 5 8547 Rives Avenue 6367-002-046 R-1-5,000 0.25 8.7 du/ac 2 8043 Brook Park Road 6367-002-002 R-1-5,000 0.17 8.7 du/ac 1 9003 Cord Avenue 6388-091-001 R-1-5,000 0.26 8.7 du/ac 2 9412 True Avenue 6388-029-116 R-1-5,000 0.53 8.7 du/ac 5 9439 True Avenue 6388-031-035 R-1-5,000 0.62 8.7 du/ac 5 8833 Tweedy Lane 6365-001-049 R-1-6,000 0.79 7.2 du/ac 6 9840 Downey Sanford Road 6391-011-015 R-1-7,500 0.56 5.8 du/ac 3 9928 Tweedy Lane 6360-011-006 R-1-7,500 0.88 5.8 du/ac 5 8703 Tweedy Lane 6365-002-026 R-1-7,500 0.36 5.8 du/ac 2 8835 Tweedy Lane 6365-001-049 R-1-7,500 0.53 5.8 du/ac 3 10225 Lesterford 8287-005-018 R-1-7,500 0.67 5.8 du/ac 4 9260 Florence Avenue 6287-005-032 R-1-7,500 0.92 5.8 du/ac 5 10232 Lesterford 6287-006-015 R-1-7,500 0.33 5.8 du/ac 2 9400 Florence Avenue 6286-003-017 R-1-7,500 1.17 5.8 du/ac 7 9516 Downey Avenue 6362-007-029 R-1-7,500 1.20 5.8 du/ac 7 7217 Adwen Street 6231-007-900 R-1-7,500 0.17 5.8 du/ac 1 10439 Wooddruff Avenue 6285-014-005 R-1-7,500 5.72 5.8 du/ac 33 8220 Suva Street 6361-008-001 R-1-7,500 0.56 5.8 du/ac 3 8527 7th Street 6253-017-031 R-1-8,500 0.20 5.1 du/ac 1 Pico Vista Road 6391-024-027 R-1-10,000 0.31 4.4 du/ac 1 9461 Raviller Drive 6391-004-020 R-1-10,000 0.65 4.4 du/ac 3 9823 Downey Stanford Road 6391-005-005 R-1-10,000 0.54 4.4 du/ac 2 9646 Cord Avenue 6391-001-052 R-1-10,000 0.46 4.4 du/ac 2 9611 Garnish Drive 6390-028-011 R-1-10,000 0.84 4.4 du/ac 4 9709 Garnish Drive 6390-029-009 R-1-10,000 0.88 4.4 du/ac 4 9918 Haledon Avenue 6390-020-013 R-1-10,000 1.45 4.4 du/ac 6 9440 True Avenue 6388-029-066 R-1-10,000 0.24 4.4 du/ac 1 9117 Tweedy Lane 8365-009-002 R-1-10,000 1.89 4.4 du/ac 8 10056 Pico Vista Road 6391-024-020 R-1-10,000 0.77 4.4 du/ac 3 10018 Pico Vista Road 6391-024-028 R-1-10,000 0.62 4.4 du/ac 3 7217 Rio Flora 6229-013-005 R-1-10,000 0.46 4.4 du/ac 2 144 Total 25.67 ïêê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ß ó î æ п®½»´­ ¦±²»¼ Î ó í Permitted Potential New Address AIN Zoning Acres Density Units Old River School Road Residential Development Opportunity Area 12120 Old River School Road 6246-022-009 R-3 0.35 24 du/acre 8 12106 Old River School Road 6246-022-008 R-3 0.64 24 du/acre 15 12028 Old River School Road 6246-022-008 R-3 0.17 24 du/acre 4 12022 Old River School Road 6246-021-002 R-3 0.35 24 du/acre 8 12016 Old River School Road 6246-021-003 R-3 0.17 24 du/acre 4 12034 Old River School Road 6246-022-033 R-3 0.67 24 du/acre 8 12006 Old River School Road 6246-021-004 R-3 0.17 24 du/acre 4 12002 Old River School Road 6246-021-005 R-3 0.17 24 du/acre 4 SUBTOTAL 2.69 56 Nance Street Residential Development Opportunity Area 9412 Nance Avenue 6284-002-005 R-3 0.33 24 du/acre 8 9458 Nance Avenue 6284-002-009 R-3 0.34 24 du/acre 8 11242 Pangborn Avenue 6284-002-012 R-3 0.31 24 du/acre 7 SUBTOTAL 0.98 24 Telegraph Road Residential Development Opportunity Area 7940 Telegraph Road 6367-003-020 R-3 1.58 24 du/acre 38 SUBTOTAL 1.58 38 Davis-Texas-Dolan Residential Develoment Opportunity Area PUD-R-3 1.46 24 du/acre 35 SUBTOTAL 1.46 35 City-wide 7749 Florence 6360-018-012 R-3/R1-7500 1.54 24 du/acre 37 9110, 9116, 9126 Florence Avenue 6285-003-023 PUD/R-3 0.93 24 du/acre 17 9283 Florence Avenue 6390-015-015 R-3 0.59 24 du/acre 14 8325 Gardendale Street 6263-033-014 R-3 0.51 24 du/acre 12 8345 Gardendale Street 6263-033-016 R-3 0.23 24 du/acre 6 8363 Gardendale Street 6263-033-018 R-3 0.28 24 du/acre 7 11637 Cold Brook Avenue 6284-017-018 R-3 0.47 24 du/acre 11 11619 Cold Brook Avenue 6284-016-011 R-3 0.44 24 du/acre 10 9206 Hall Road 6284-016-018 R-3 0.14 24 du/acre 3 SUBTOTAL 5.12 118 TOTAL 12 271 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïêé Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ß ó íæ п®½»´­ ©·¬¸·² ¬¸» Í»½±²¼ ˲·¬ Ѫ»®´¿§ Squa re Permitted Potential Address AIN Zoning Feet Density Units SUD #1 8817 Arrington Avenue 6388 - 002 - 008 R - 1 - 6000 12,630 1 du/6000 1 8823 Arrington Avenue 6388 - 002 - 009 R - 1 - 6000 13,940 1 du/6000 1 8833 Arrington Avenue 6388 - 002 - 010 R - 1 - 6000 13,500 1 du/6000 1 890 1 - 8905 Arrington Avenue 6388 - 003 - 001 R - 1 - 6000 16,120 1 du/6000 1 8905 - 8913 Arrington Avenue 6388 - 003 - 008 R - 1 - 6000 16,550 1 du/6000 1 8913 Arrington Avenue 6388 - 003 - 002 R - 1 - 6000 16,550 1 du/6000 1 8923 Arrington Avenue 6388 - 003 - 004 R - 1 - 6000 15,250 1 du/6000 1 8927 Arrington Avenue 6383 - 003 - 005 R - 1 - 6000 15,250 1 du/6000 1 8937 Arrington Avenue 6383 - 003 - 007 R - 1 - 6000 14,810 1 du/6000 1 9001 Arrington Avenue 6383 - 003 - 008 R - 1 - 6000 14,370 1 du/6000 1 9009 Arrington Avenue 6383 - 003 - 008 R - 1 - 6000 13,500 1 du/6000 1 SUD #2 - No Potential Units SUD #3 - No Potential Units SUD #4 - No Potential Units SUD #5 7053 Pellet Street 6229 - 014 - 009 R - 1 - 5000 12,163 1du/6000 1 7347 Pellet Street 6229 - 011 - 006 R - 1 - 5000 12,051 1 du/6000 1 7217 Pellet Street 6229 - 012 - 012 R - 1 - 5000 13,150 1 du/6000 1 11005 Pellet Street 6229 - 012 - 013 R - 1 - 5000 12,045 1 du/6000 1 7263 Pellet Street 6229 - 012 - 003 R - 1 - 5000 12,045 1 du/6000 1 7006 Pellet Street 6229 - 016 - 039 R - 1 - 5000 12,051 1 du/6000 1 7050 Pellet Street 6229 - 016 - 024 R - 1 - 5000 22,700 1 du/6000 1 7102 Pellet Street 6229 - 016 - 020 R - 1 - 5000 19,976 1 du/6000 1 7108 Pellet Street 6229 - 017 - 021 R - 1 - 5000 12,052 1 du/6000 1 7130 Pellet Street 6229 - 016 - 025 R - 1 - 5000 12,052 1 du/6000 1 7154 Pellet Street 6225 - 017 - 029 R - 1 - 5000 12,052 1 du/6000 1 7156 Pellet Street 6229 - 017 - 030 R - 1 - 5000 12,052 1 du/6000 1 7208 Pellet Street 6229 - 018 - 006 R - 1 - 5000 12,052 1 du/6000 1 7212 Pellet Street 6229 - 018 - 017 R - 1 - 5000 12,052 1 du/6000 1 7216 Pellet Street 6229 - 018 - 018 R - 1 - 5000 12,052 1 du/6000 1 7224 - 7226 Pellet Street 6229 - 018 - 019 R - 1 - 5000 12,052 1 du/6000 1 7232 Pellet Street 6229 - 018 - 020 R - 1 - 5000 12,052 1 du/6000 1 7234 Pellet Street 6229 - 018 - 024 R - 1 - 5000 12,052 1 du/6000 1 11060 Rio Hondo Drive 6229 - 016 - 034 R - 1 - 5000 10,030 1 du/6000 1 ïêè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Squa re Permitted Potential Address AIN Zoning Feet Density Units 7061 Dinwiddie Street 6229 - 016 - 009 R - 1 - 5000 14,530 1 du/6000 1 7117 Dinwiddie Street 6229 - 017 - 016 R - 1 - 5000 14,530 1 du/6000 1 7213 Dinwiddie Street 6229 - 018 - 010 R - 1 - 5000 14,000 1 du/6000 1 7247 Dinwiddie Street 6229 - 018 - 005 R - 1 - 5000 12,052 1 du/6000 1 7257 Dinwiddie Street 6229 - 018 - 003 R - 1 - 5000 14,530 1 du/6000 1 7263 Dinwiddie Street 6229 - 018 - 002 R - 1 - 5000 14,530 1 du/6000 1 7303 Dinwiddie Street 6229 - 018 - 001 R - 1 - 5000 14,530 1 du/6000 1 7317 Dinwiddie Street 6229 - 019 - 011 R - 1 - 5000 14,530 1 du/6000 1 7345 Dinwiddie Street 6229 - 019 - 006 R - 1 - 5000 14,530 1 du/6000 1 7146 Dinwiddie Street 6229 - 021 - 012 R - 1 - 5000 15,540 1 du/6000 1 7346 Dinwiddie Street 6229 - 020 - 020 R - 1 - 5000 14,531 1 du/6000 1 7328 Dinwiddie Street 6229 - 02 0 - 017 R - 1 - 5000 14,531 1 du/6000 1 7322 Dinwiddie Street 6229 - 020 - 016 R - 1 - 5000 14,531 1 du/6000 1 7314 Dinwiddie Street 6229 - 020 - 015 R - 1 5000 14,531 1 du/6000 1 7202 Dinwiddie Street 6229 - 020 - 001 R - 1 - 5000 10,400 1 du/6000 1 7210 Dinwiddie Street 6229 - 02 0 - 003 R - 1 - 5000 14,690 1 du/6000 1 7252 Dinwiddie Street 6229 - 020 - 010 R - 1 - 5000 14,531 1 du/6000 1 7246 Dinwiddie Street 6229 - 020 - 009 R - 1 - 5000 14,531 1 du/6000 1 SUD #6 11400 Lakewood Boulevard 6284 - 008 - 001 R - 2 - 5000 7,062 1 du/2500 1 9037 Mar garet Street 6284 - 008 - 008 R - 2 - 5000 7,352 1 du/2500 1 9041 Margaret Street 6284 - 008 - 009 R - 2 - 5000 7,320 1 du/2500 1 9048 Margaret Street 6284 - 009 - 001 R - 2 - 5000 9,620 1 du/2500 1 9020 Margaret Street 6284 - 009 - 007 R - 2 - 5000 7,456 1 du/2500 1 SUD #7 11815 Mitla Street 6231 - 009 - 028 R - 1 - 5000 17,830 1 du/5000 1 7217 Adwen Street 6231 - 007 - 900 R - 1 - 5000 7,195 1 du/5000 1 7178 Adwen Street 6231 - 011 - 023 R - 1 - 5000 12,260 1 du/5000 1 7145 Luxor Street 6231 - 018 - 018 R - 1 - 5000 10,760 1 du/5000 1 7215 Luxor Str eet 6231 - 016 - 015 R - 1 - 5000 11,128 1 du/5000 1 7340 Luxor Street 6231 - 024 - 005 R - 1 - 5000 10,270 1 du/5000 1 7334 Luxor Street 6231 - 024 - 006 R - 1 - 5000 10,290 1 du/5000 1 7328 Luxor Street 6231 - 024 - 007 R - 1 - 5000 10,320 1 du/5000 1 7322 Luxor Street 6231 - 024 - 008 R - 1 - 5000 10,350 1 du/5000 1 7314 Luxor Street 6231 - 024 - 009 R - 1 - 5000 10,380 1 du/5000 1 7308 Luxor Street 6231 - 024 - 010 R - 1 - 5000 10,410 1 du/5000 1 7246 Luxor Street 6231 - 023 - 009 R - 1 - 5000 10,440 1 du/5000 1 7222 Luxor Street 6231 - 023 - 013 R - 1 - 5000 15,980 1 du/5000 1 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïêç Ý·¬§ ±º ܱ©²»§ Squa re Permitted Potential Address AIN Zoning Feet Density Units 7168 Luxor Street 6231 - 020 - 005 R - 1 - 5000 10,483 1 du/5000 1 7156 Luxor Street 6231 - 020 - 007 R - 1 - 5000 10,540 1 du/5000 1 7120 Luxor Street 6231 - 020 - 013 R - 1 - 5000 10,711 1 du/5000 1 7246 Benares 6231 - 016 - 015 R - 1 - 5000 10,000 1 du/5000 1 SUD #8 1 8338 Fontana Street 6255 - 026 - 008 R - 2 9,460 1 du/2500 1 8337 Fontana Street 6255 - 027 - 017 R - 2 27,005 1 du/2500 1 8349 Fontana Street 6255 - 027 - 018 R - 2 27,005 1 du/2500 1 8335 Fontana Street 6255 - 027 - 024 R - 2 24,310 1 du/2500 1 8403 - Fontana Str eet 6255 - 027 - 019 R - 2 30,390 1 du/2500 1 8510 Fontana Street 6255 - 025 - 074 R - 2 7,500 1 du/2500 1 8517 Stewart & Grey Road 6255 - 025 - 075 R - 2 7,500 1 du/2500 1 8540 Luxor Street 6255 - 025 - 048 R - 2 14,900 1 du/2500 1 8532 Luxor Street 6255 - 025 - 047 R - 2 14,960 1 du/2500 1 8510 Luxor Street 6255 - 025 - 043 R - 2 10,020 1 du/2500 1 8331 Luxor Street 6255 - 028 - 016 R - 2 14,750 1 du/2500 1 8339 Luxor Street 6255 - 028 - 015 R - 2 14,750 1 du/2500 1 7819 Cole Street 6246 - 002 - 014 R - 2 23,522 1 du/2500 1 7827 Cole Street 62 46 - 002 - 015 R - 2 23,958 1 du/2500 SUD #9 11732 Ardenmore Avenue 6284 - 018 - 003 R - 1 - 5000 10,260 1 du/5000 1 11708 Ardenmore Avenue 6284 - 017 - 008 R - 1 - 5000 14,250 1 du/5000 1 11632 A r denmore Avenue 6284 - 016 - 001 R - 1 - 5000 17,101 1 du/5000 1 11656 A rdenmore Avenue 6284 - 017 - 004 R - 1 - 5000 7,600 1 du/5000 1 SUD #10 11822 Old River School Road 6248 - 028 - 021 R - 1 - 5000 22,650 1 du/5000 1 SUD #11 1 7230 Stewart & Grey 6232 - 022 - 009 R - 1 - 5000 10,770 1 du/5000 1 7308 Stewart & Grey 6232 - 0 22 - 011 R - 1 - 5000 10,790 1 du/5000 7305 Nada Street 6232 - 022 - 013 R - 1 - 5000 10,740 1 du/5000 1 7309 Nada Street 6233 - 022 - 013 R - 1 - 5000 10,740 1 du/5000 1 7309 Nada Street 6233 - 022 - 014 R - 1 - 5000 10,740 1 du/5000 1 7334 Nada Street 6223 - 022 - 006 R - 1 - 5000 10, 500 1 du/5000 1 7362 Nada Street 6232 - 023 - 007 R - 1 - 5000 10,500 1 du/5000 1 7308 Stewart & Grey 6232 - 022 - 001 R - 1 - 5000 10,790 1 du/5000 1 7320 Stewart & Grey 6232 - 022 - 009 R - 1 - 5000 10,790 1 du/5000 1 SUD #12 7819 Cole Street 6246 - 002 - 014 R - 1 - 5000 23,522 1 du/5000 1 ïéð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Squa re Permitted Potential Address AIN Zoning Feet Density Units 1 7827 Cole Street 6246 - 002 - 015 R - 1 - 5001 23,958 1 du/5000 1 7871 Cole Street 6246 - 002 - 019 R - 1 - 5000 23,958 1 du/5000 7927 Cole Street 6246 - 001 - 024 R - 1 - 5000 20,208 1 du/5000 1 SUD #13 8103 Cole Street 6259 - 002 - 040 R - 1 - 5000 21,344 1 du/5000 1 SUD #14 1 8348 Stewart & Gray Road 6285 - 009 - 039 R - 1 - 5000 16,720 1 du/5000 1 8441 Cole Street 6258 - 009 - 028 R - 1 - 5000 21,980 1 du/5000 8411 Cole Street 6258 - 009 - 036 R - 1 - 5000 6,976 1 du/5000 1 SUD #15 8538 Alameda Street 8261 - 015 - 041 R - 1 - 5000 11,039 1 du/5000 1 8559 Boyson Street 6261 - 015 - 048 R - 1 - 5000 11,781 1 du/5000 1 8214 Orange Street 6261 - 012 - 043 R - 1 - 5000 10,460 1 du/5000 1 8526 Orange Street 6261 - 012 - 009 R - 1 - 5000 10,590 1 du/5000 1 8542 Orange Street 6261 - 012 - 013 R - 1 - 5000 11,040 1 du/5000 1 8564 Orange Street 6261 - 012 - 019 R - 1 - 5000 11,360 1 du/5000 1 8542 Donovan Street 6261 - 012 - 027 R - 1 - 5000 10,720 1 du/5000 1 8540 Donovan Street 6261 - 012 - 033 R - 1 - 5000 10,860 1 du/5000 1 8541 Eucalyptus Stre et 6261 - 012 - 034 R - 1 - 5000 10,400 1 du/5000 1 8557 Eucalyptus Street 6261 - 012 - 038 R - 1 - 5000 10,500 1 du/5000 1 8536 Eucalyptus Street 6261 - 001 - 017 R - 1 - 5000 10,044 1 du/5000 1 8558 Eucalyptus Street 6261 - 001 - 020 R - 1 - 5000 10,850 1 du/5000 1 8523 Everest Str eet 6261 - 001 - 008 R - 1 - 5000 10,620 1 du/5000 1 8554 Everest Street 6261 - 011 - 004 R - 1 - 5000 23,550 1 du/5000 1 8567 Meadow Road 6261 - 011 - 008 R - 1 - 5000 10,020 1 du/5000 1 8440 Alameda Street 6261 - 010 - 045 R - 1 - 5000 18,200 1 du/5000 1 8448 Donovan Street 6261 - 00 3 - 044 R - 1 - 5000 10,040 1 du/5000 1 8445 Eucalyptus Street 6261 - 003 - 042 R - 1 - 5000 10,000 1 du/5000 1 8459 Eucalyptus Street 6261 - 003 - 046 R - 1 - 5000 10,090 1 du/5000 1 Vacant on Eucalyptus Street 6261 - 003 - 029 R - 1 - 5000 17,290 1 du/5000 1 8411 Everest Street 6261 - 002 - 027 R - 1 - 5000 11,780 1 du/5000 1 8331 Everest Street 6261 - 002 - 029 R - 1 - 5000 11,780 1 du/5000 1 SUD #16 1 8137 Orange Street 6259 - 007 - 035 R - 1 - 5000 24,829 1 du/5000 1 8132 Orange Street 6259 - 010 - 044 R - 1 - 5000 13,510 1 du/5000 1 8140 Ora nge Street 6254 - 010 - 051 R - 1 - 5000 18,770 1 du/5000 12265 Orizaba Avenue 6259 - 010 - 049 R - 1 - 5000 14,850 1 du/5000 1 12277 Orizaba Avenue 6259 - 010 - 041 R - 1 - 5000 13,920 1 du/5000 1 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïéï Ý·¬§ ±º ܱ©²»§ Squa re Permitted Potential Address AIN Zoning Feet Density Units 12350 Orizaba Avenue 6259 - 017 - 029 R - 1 - 5000 11,960 1 du/5000 1 12346 Oriz aba Avenue 6259 - 017 - 028 R - 1 - 5000 11,850 1 du/5000 1 12340 Orizaba Avenue 6259 - 017 - 027 R - 1 - 5000 11,480 1 du/5000 1 12330 Orizaba Avenue 6259 - 017 - 025 R - 1 - 5000 10,100 1 du/5000 1 SUD #17 12433 Parrot Avenue 6259 - 018 - 050 R - 1 - 5000 10,220 1 du/50 00 1 12444 Paramount Boulevard 6259 - 018 - 061 R - 1 - 5000 12,470 1 du/5000 1 8030 Leeds Street 6259 - 019 - 040 R - 1 - 5000 17,350 1 du/5000 1 8030 Leeds Street 6259 - 019 - 040 R - 1 - 5000 10,000 1 du/5000 1 SUD #18 8025 Leeds Street 6259 - 018 - 065 R - 1 - 5000 22 ,515 1 du/5000 1 72641 Glenshire Road 6256 - 009 - 015 R - 1 - 5000 11,286 1 du/5000 1 SUD # 19 12815 Barlin Drive 6263 - 009 - 053 R - 1 - 5000 13,550 1 du/5000 1 12827 Barlin Drive 6263 - 009 - 054 R - 1 - 5000 13,550 1 du/5000 1 SUD #20 - No Potential Units SUD #21 8017 Comolette Street 6260 - 011 - 049 R - 2 5,200 1 du/2500 1 8027 Comolette Street 6260 - 011 - 051 R - 2 5,200 1 du/2500 1 8031 Comolette Street 6260 - 011 - 052 R - 2 5,200 1 du/2500 1 8039 Comolette Street 6260 - 011 - 054 R - 2 5,200 1 du/250 0 1 8047 Comolette Street 6260 - 011 - 055 R - 2 5,200 1 du/2500 1 8111 Comolette Street 6260 - 011 - 048 R - 2 5,775 1 du/2500 1 8115 Comolette Street 6260 - 011 - 049 R - 2 5,775 1 du/2500 1 8121 Comolette Street 6260 - 011 - 050 R - 2 5,775 1 du/2500 1 8129 Comolette Str eet 6260 - 011 - 052 R - 2 5,775 1 du/2500 1 8137 Comolette Street 6260 - 011 - 053 R - 2 5,775 1 du/2500 1 8141 Comolette Street 6260 - 010 - 054 R - 2 5,775 1 du/2500 1 8151 Comolette Street 6260 - 010 - 056 R - 2 5,775 1 du/2500 1 8209 Comolette Street 6260 - 010 - 041 R - 2 5 ,250 1 du/2500 1 8231 Comolette Street 6260 - 010 - 045 R - 2 5,250 1 du/2500 1 8232 Comolette Street 6260 - 010 - 033 R - 2 5,775 1 du/2500 1 8230 Comolette Street 6260 - 010 - 034 R - 2 5,775 1 du/2500 1 8216 Comolette Street 6260 - 010 - 037 R - 2 5,775 1 du/2500 1 8140 C omolette Street 6260 - 010 - 039 R - 2 5,775 1 du/2500 1 8130 Comolette Street 6260 - 010 - 041 R - 2 5,775 1 du/2500 1 8124 Comolette Street 6260 - 010 - 042 R - 2 5,775 1 du/2500 1 8120 Comolette Street 6260 - 010 - 045 R - 2 5,775 1 du/2500 1 ïéî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Squa re Permitted Potential Address AIN Zoning Feet Density Units 8130 Comolette Street 6260 - 0 10 - 041 R - 2 5,775 1 du/2500 1 8013 Devenir Avenue 6260 - 011 - 033 R - 2 5,775 1 du/2500 1 8021 Devenir Avenue 6260 - 011 - 034 R - 2 5,775 1 du/2500 1 8025 Devenir Avenue 6260 - 011 - 035 R - 2 5,775 1 du/2500 1 8031 Devenir Avenue 6260 - 011 - 031 R - 2 5,775 1 du/2500 1 8 041 Devenir Avenue 6260 - 011 - 038 R - 2 5,775 1 du/2500 1 8015 Devenir Avenue 6260 - 011 - 029 R - 2 5,775 1 du/2500 1 8125 Devenir Avenue 6260 - 010 - 031 R - 2 5,775 1 du/2500 1 8041 Devenir Avenue 6260 - 010 - 038 R - 2 5,775 1 du/2500 1 8051 Devenir Avenue 6260 - 010 - 03 6 R - 2 5,775 1 du/2500 1 8209 Devenir Avenue 6209 - 010 - 026 R - 2 5,775 1 du/2500 1 8238 Devenir Avenue 6260 - 004 - 061 R - 2 5,775 1 du/2500 1 8150 Devenir Avenue 6260 - 005 - 077 R - 2 5,775 1 du/2500 1 8138 Devenir Avenue 6260 - 005 - 079 R - 2 5,775 1 du/2500 1 8136 Devenir Avenue 6260 - 005 - 080 R - 2 5,775 1 du/2500 1 8118 Devenir Avenue 6260 - 005 - 083 R - 2 5,775 1 du/2500 1 8114 Devenir Avenue 6260 - 006 - 084 R - 2 5,775 1 du/2500 1 8046 Devenir Avenue 6260 - 006 - 059 R - 2 5,775 1 du/2500 1 8030 Devenir Avenue 6260 - 006 - 056 R - 2 5,775 1 du/2500 1 8024 Devenir Avenue 6260 - 006 - 055 R - 2 5,775 1 du/2500 1 8051 Puritan Street 6260 - 006 - 062 R - 2 5,775 1 du/2500 1 8103 Puritan Street 6260 - 006 - 067 R - 2 5,775 1 du/2500 1 8121 Puritan Street 6260 - 005 - 070 R - 2 5,775 1 du/2500 1 8125 Purit an Street 6260 - 005 - 011 R - 2 5,775 1 du/2500 1 8141 Puritan Street 6260 - 005 - 074 R - 2 5,775 1 du/2500 1 8145 Puritan Street 6260 - 005 - 075 R - 2 5,775 1 du/2500 1 8240 Puritan Street 6260 - 004 - 038 R - 2 5,775 1 du/2500 1 8230 Puritan Street 6260 - 004 - 040 R - 2 5, 775 1 du/2500 1 8138 Puritan Street 6260 - 005 - 059 R - 2 5,775 1 du/2500 1 8122 Puritan Street 6260 - 005 - 066 R - 2 5,775 1 du/2500 1 8120 Puritan Street 6260 - 005 - 063 R - 2 5,775 1 du/2500 1 8102 Puritan Street 6250 - 005 - 066 R - 2 5,775 1 du/2500 1 8050 Puritan St reet 6260 - 006 - 037 R - 2 5,775 1 du/2500 1 8040 Puritan Street 6260 - 006 - 039 R - 2 5,775 1 du/2500 1 8029 Cheyenne Avenue 6260 - 006 - 032 R - 2 5,775 1 du/2500 1 8033 Cheyenne Avenue 6260 - 006 - 033 R - 2 5,775 1 du/2500 1 8135 Cheyenne Avenue 6260 - 005 - 052 R - 2 5,775 1 du/2500 1 8203 Cheyenne Avenue 6260 - 004 - 031 R - 2 5,775 1 du/2500 1 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïéí Ý·¬§ ±º ܱ©²»§ Squa re Permitted Potential Address AIN Zoning Feet Density Units 8221 Cheyenne Avenue 6260 - 004 - 033 R - 2 5,775 1 du/2500 1 8225 Cheyenne Avenue 6260 - 004 - 034 R - 2 5,775 1 du/2500 1 8246 Cheyenne Avenue 6260 - 003 - 047 R - 2 5,775 1 du/2500 1 8240 Cheyenn e Avenue 6260 - 003 - 051 R - 2 5,775 1 du/2500 1 8232 Cheyenne Avenue 6260 - 003 - 049 R - 2 5,775 1 du/2500 1 8228 Cheyenne Avenue 6260 - 003 - 050 R - 2 5,775 1 du/2500 1 8222 Cheyenne Avenue 6260 - 003 - 051 R - 2 5,775 1 du/2500 1 8138 Cheyenne Avenue 6260 - 002 - 074 R - 2 5,776 1 du/2500 1 8134 Cheyenne Avenue 6260 - 002 - 073 R - 2 5,776 1 du/2500 1 8048 Cheyenne Avenue 6260 - 001 - 069 R - 2 5,776 1 du/2500 1 8030 Cheyenne Avenue 6260 - 001 - 074 R - 2 5,776 1 du/2500 1 8013 Priscilla Street 6260 - 001 - 060 R - 2 5,775 1 du/2500 1 804 5 Priscilla Street 6260 - 001 - 066 R - 2 5,775 1 du/2500 1 8111 Priscilla Street 6260 - 002 - 058 R - 2 5,775 1 du/2500 1 8219 Priscilla Street 6260 - 003 - 060 R - 2 5,775 1 du/2500 1 8209 Priscilla Street 6260 - 003 - 037 R - 2 5,775 1 du/2500 1 8213 Priscilla Street 626 0 - 003 - 008 R - 2 5,775 1 du/2500 1 8241 Priscilla Street 6260 - 003 - 042 R - 2 5,775 1 du/2500 1 8244 Priscilla Street 6260 - 003 - 026 R - 2 5,775 1 du/2500 1 8240 Priscilla Street 6260 - 003 - 027 R - 2 5,775 1 du/2500 1 8232 Priscilla Street 6260 - 003 - 089 R - 2 5,775 1 du /2500 1 8230 Priscilla Street 6260 - 003 - 028 R - 2 5,775 1 du/2500 1 8226 Priscilla Street 6260 - 003 - 030 R - 2 5,775 1 du/2500 1 8220 Priscilla Street 6260 - 003 - 031 R - 2 5,775 1 du/2500 1 8214 Priscilla Street 6260 - 003 - 032 R - 2 5,775 1 du/2500 1 8208 Priscilla Street 6260 - 003 - 033 R - 2 5,775 1 du/2500 1 8152 Priscilla Street 6260 - 003 - 047 R - 2 5,775 1 du/2500 1 8116 Priscilla Street 6260 - 003 - 053 R - 2 5,775 1 du/2500 1 8108 Priscilla Street 6260 - 002 - 054 R - 2 5,775 1 du/2500 1 8046 Priscilla Street 6260 - 001 - 053 R - 2 5,775 1 du/2500 1 8020 Priscilla Street 6260 - 001 - 058 R - 2 5,775 1 du/2500 1 SUD #22 - No Potential Units SUD #23 - No Potential Units SUD #24 - No Potential Units Total 2,490,906 234 ïéì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ß ó ì æ Í°»½·º·½ д¿² Ñ°°±®¬ «²·¬§ Í·¬»­ General Permitted Potential Site No AIN Zoning Acres Plan Density Units PARAMOUNT BOULEVARD PROFESSIONAL Site 1 6251039026 Specific Plan Mixed Use 0.46 40 du/ac 9 Site 1 6251039025 Specific Plan Mixed Use 0.12 40 du/ac 2 District Su btotal 0.58 40 du/ac 11 DOWNTOWN RESIDENTIAL DISTRICT Site 2 6254003026 0.24 40 du/ac 5 Specific Plan Mixed Use Site 2 6254003027 0.24 40 du/ac 5 Specific Plan Mixed Use Site 3 6254003909 0.33 40 du/ac 8 Specific Plan Mixed Use Site 3 625 4002905 0.15 40 du/ac 3 Specific Plan Mixed Use Site 3 6254002011 0.09 40 du/ac 2 Specific Plan Mixed Use Site 3 6254002012 0.18 40 du/ac 4 Specific Plan Mixed Use Site 3 6254002013 0.09 40 du/ac 2 Specific Plan Mixed Use Site 3 6254002014 0.16 40 du/ac 3 Specific Plan Mixed Use Site 4 6254004028 0.67 40 du/ac 13 Specific Plan Mixed Use District Subtotal 2.15 40 du/ac 44 DOWNTOWN CORE DISTRICT Site 5 6254007013 0.41 40 du/ac 8 Specific Plan Mixed Use Site 6 6254011003 0.23 40 du/ac 5 Specific Plan Mixed Use Site 6 6254011013 0.45 40 du/ac 9 Specific Plan Mixed Use Site 7 6254019002 0.24 40 du/ac 5 Specific Plan Mixed Use Site 8 6254018019 0.17 40 du/ac 3 Specific Plan Mixed Use Site 8 6254018020 0.26 4 0 du/ac 5 Specific Plan Mixed Use îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïéë Ý·¬§ ±º ܱ©²»§ General Permitted Potential Site No AIN Zoning Acres Plan Density Units Site 8 6254018021 0.27 40 du/ac 5 Specific Plan Mixed Use Site 8 6254017020 0.24 40 du/ac 5 Specific Plan Mixed Use Site 8 6254018027 0.24 40 du/ac 5 Specific Plan Mixed Use Site 8 6254018008 0.41 40 du/ac 8 Specific Plan Mixed Use Dist rict Subtotal 2.92 40 du/ac 58 FIRESTONE BOULEVARD GATEWAY DISTRICT Site 9 6254001901 0.35 75 du/ac 13 Specific Plan Mixed Use Site 9 6254001902 0.35 75 du/ac 13 Specific Plan Mixed Use Site 9 6254001008 0.17 75 du/ac 6 Specific Plan Mixed Use Site 9 6254001009 0.17 75 du/ac 6 Specific Plan Mixed Use Site 9 6254001010 0.16 75 du/ac 6 Specific Plan Mixed Use Site 10 6255001013 1.84 75 du/ac 69 Specific Plan Mixed Use Site 10 6255001003 0.27 75 du/ac 10 Specific Plan Mixed Use Site 10 6255001014 0.80 75 du/ac 30 Specific Plan Mixed Use Site 11 6255001008 0.22 75 du/ac 8 Specific Plan Mixed Use Site 11 6255001009 0.73 75 du/ac 27 Specific Plan Mixed Use Site 11 6255001010 1.18 75 du/ac 44 Specific Plan Mixed Use Site 11 625500101 1 0.43 75 du/ac 16 Specific Plan Mixed Use Site 11 6255001012 0.20 75 du/ac 8 Specific Plan Mixed Use Site 12 6255003016 0.54 75 du/ac 20 Specific Plan Mixed Use Site 12 6255003017 0.40 75 du/ac 15 Specific Plan Mixed Use Site 12 6255003900 1.90 75 du/ac 71 Specifi c Plan Mixed Use Site 13 6255003002 0.44 75 du/ac 17 Specific Plan Mixed Use Site 13 6255003001 0.19 75 du/ac 7 Specific Plan Mixed Use ïéê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ General Permitted Potential Site No AIN Zoning Acres Plan Density Units Site 13 6255003003 0.09 75 du/ac 3 Specific Plan Mixed Use Site 13 6255003015 0.39 75 du/ac 15 Specific Plan Mix ed Use Site 13 6255003005 Specific Plan Mixed Use 0.14 75 du/ac 5 Site 13 6255003006 Specific Plan Mixed Use 0.10 75 du/ac 4 Site 13 6255003007 Specific Plan Mixed Use 0.19 75 du/ac 7 District Subtotal 11.25 40 du/ac 4 21 TOTAL CA PACITY 16.90 5 35 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïéé Ý·¬§ ±º ܱ©²»§ Ì¿¾´» ß ó ëæ ܱ©²¬±©² ܱ©²»§ Í°»½·º·½ д¿² п®½»´­ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units CIVIC CENTER DISTRICT 0.27 0 0 6254015002 Specific Plan Mixed Use Hair Salon, Laundromat 0.22 0 0 6254021025 Spe cific Plan Mixed Use Right - of - way 2.70 0 0 6254021031 Specific Plan Mixed Use Embassy Suites Hotel 0.08 0 0 6254021922 Specific Plan Mixed Use Right - of - way 3.28 0 0 District Subtotal FIRESTONE BOULEVARD GATEWAY DISTRICT 0.43 75 du/ac 16 6251040003 Specific Plan Mixed Use 76 Gas station 0.07 75 du/ac 2 6251040006 Specific Plan Mixed Use Liquor store 0.37 75 du/ac 14 6251040008 Specific Plan Mixed Use 76 Gas station 0.16 75 du/ac 6 6251040009 Specific Plan Mixed Use Century Estate Realty 0.16 75 du/ac 6 6251040010 Specific Plan Mixed Use Firestone Tire Center 0.16 75 du/ac 6 6251040011 Specific Plan Mixed Use The English Law Building 0.16 75 du/ac 6 6251040018 Specific Plan Mixed Use 76 Gas station 0.1 6 75 du/ac 6 6251040019 Specific Plan Mixed Use Russell’s Bicycles 0.60 75 du/ac 22 6251040020 Specific Plan Mixed Use Country Inn Downey 0.32 75 du/ac 12 6251040023 Specific Plan Mixed Use Pina Pizza 0.17 75 du/ac 6 6254001003 Specific Plan Mixed Use Law offices 0.17 75 du/ac 6 6254001004 Specific Pla n Mixed Use Professional office 0.16 75 du/ac 6 6254001005 Specific Plan Mixed Use Mid - cities Escrow 0.17 75 du/ac 6 6254001008 Specific Plan Mixed Use Commercial 0.17 75 du/ac 6 6254001009 Specific Plan Mixed Use Commercial 0.16 75 du/ac 6 625400101 0 Specific Plan Mixed Use Commercial 0.34 75 du/ac 13 6254001014 Specific Plan Mixed Use Commercial 0.67 75 du/ac 25 6254001017 Specific Plan Mixed Use Banco Popular 0.35 75 du/ac 13 6254001901 Specific Plan Mixed Use US Post Office 0.35 75 du/ac 13 6 254001902 Specific Plan Mixed Use US Post Office 0.62 75 du/ac 23 6254001903 Specific Plan Mixed Use US Post Office ïéè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units 0.62 75 du/ac 23 6254001904 Specific Plan Mixed Use US Post Office 0.74 75 du/ac 28 6254008901 Specific Plan Mixed Use P arking structure 0.18 75 du/ac 7 6254009002 Specific Plan Mixed Use Commercial 0.77 75 du/ac 29 6254009012 Specific Plan Mixed Use AAA 0.21 75 du/ac 8 6254009013 Specific Plan Mixed Use New Street right - of - way 0.32 7 5 du/ac 12 6254009014 Specific Plan Mixed Use Professional office 0.53 75 du/ac 20 6254009900 Specific Plan Mixed Use Surface parking 0.48 75 du/ac 18 6254010030 Specific Plan Mixed Use future Porto's Bakery 0.12 75 du/ac 5 6254019901 Specific Plan Mixed Use Alley 0.04 75 du/ac 1 6254020001 Specific Plan Mixed Use Vacant Retail space 0.10 75 du/ac 4 6254020002 Specific Plan Mixed Use Small retail shops 0.13 75 du/ac 5 6254020003 Specific Plan Mixed Use Small retail shops 0.23 75 du/ac 9 6254020014 Specific Plan Mixed Use Commercia l 0.35 75 du/ac 13 6254020017 Specific Plan Mixed Use Commercial 0.17 75 du/ac 6 6254020020 Specific Plan Mixed Use Mexican Restaurant 0.14 75 du/ac 5 6254020023 Specific Plan Mixed Use Small retail shops 0.07 75 d u/ac 3 6254020024 Specific Plan Mixed Use Insurance agent 0.08 75 du/ac 3 6254020025 Specific Plan Mixed Use Small retail shops 1.40 75 du/ac 52 6254020027 Specific Plan Mixed Use Bank of Orange County 0.32 75 du/ac 12 6254020028 Specific Plan Mixed Use Leeds Mattress Store 0.26 75 du/ac 10 6254020800 Specific Plan Mixed Use Vacant C ommercial 0.38 75 du/ac 14 6254020801 Specific Plan Mixed Use Vacant C ommercial 0.15 75 du/ac 6 6254020802 Specific Plan Mixed Use Vacant C ommercial 0.13 75 du/ac 5 6254020902 Specific Plan Mixed Use Sur face parking 0.07 75 du/ac 3 6254020903 Specific Plan Mixed Use Parking 0.03 75 du/ac 1 6254020913 Specific Plan Mixed Use Right of Way 0.18 75 du/ac 7 6254021023 Specific Plan Mixed Use Mimi's Cafe 1.40 75 du/ac 53 6254021030 Specific Plan Mixed Use City owned parking 3.28 75 du/ac 123 6254021919 Specific Plan Mixed Use Downey Library 1.29 75 du/ac 48 6254021923 Specific Plan Mixed Use Downey Civic Theater 0.27 75 du/ac 10 6255001003 Specific Plan Mixed Use Del Taco 0.22 75 du/ac 8 6255001008 Specific Plan Mixed Use Randy's Place îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïéç Ý·¬§ ±º ܱ©²»§ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units 0.73 75 du/ac 27 6255001009 Specific Plan Mixed Use Sunwest Motors 1.18 75 du/ac 44 6255001010 Specific Plan Mixed Use Commercial 0.43 75 du/ac 16 6255001011 Specific Plan Mixed Use Commercial 0.20 75 du/ac 8 6255001012 Specific Pl an Mixed Use Office Furniture 1.85 75 du/ac 69 6255001013 Specific Plan Mixed Use CVS Pharmacy 0.81 75 du/ac 30 6255001014 Specific Plan Mixed Use Surface Parking 0.22 75 du/ac 8 6255002008 Specific Plan Mixed Use Surface Parking 0.46 75 du/ac 17 625500 2009 Specific Plan Mixed Use Commercial 0.28 75 du/ac 10 6255002010 Specific Plan Mixed Use Surface Parking 0.19 75 du/ac 7 6255002011 Specific Plan Mixed Use Surface Parking 1.35 75 du/ac 51 6255002012 Specific Plan Mixed Use Fresh &E asy 0.96 75 du/ac 36 6255002013 Specific Plan Mixed Use Denny's 0.45 75 du/ac 17 6255002023 Specific Plan Mixed Use Surface Parking 0.71 75 du/ac 27 6255002028 Specific Plan Mixed Use Chase Bank 1.11 75 du/ac 42 6255002032 Specific Plan Mixed Use CVS P harmacy 0.82 75 du/ac 31 6255002033 Specific Plan Mixed Use AT&T 1.06 75 du/ac 40 6255002034 Specific Plan Mixed Use Home Town Buffet 0.66 75 du/ac 25 6255002900 Specific Plan Mixed Use Surface Parking 0.19 75 du/ac 7 6255003001 Specific Plan Mixed Use Commercial 0.44 75 du/ac 17 6255003002 Specific Plan Mixed Use Commercial 0.09 75 du/ac 4 6255003003 Specific Plan Mixed Use Commercial 0.14 75 du/ac 5 6255003005 Specific Plan Mixed Use Commercial 0.10 75 du/ac 4 6255003006 Specific Plan Mixed Use Odyssey Grill & Juice Bar 0.19 75 du/ac 7 6255003007 Specific Plan Mixed Use Century One Realty 0.19 75 du/ac 7 6255003010 Specific Plan Mixed Use Small retail shops 0.21 75 du/ac 8 6255003011 Specific Plan Mixed Use Gourmet Cafe 0.76 75 du/ac 29 6255003012 Specific Plan Mixed Use Commercial 0.39 75 du/ac 15 6255003015 Specific Plan Mixed Use Muebleria Furniture 0.54 75 du/ac 20 6255003016 Specific Plan Mixed Use Warehouse space 0.39 75 du/ac 15 6255003017 Specific Plan Mixed Use Warehouse space 1.36 75 du/ac 51 6255003900 Specific Plan Mixed Use Downey Transit Center 39.05 1,464 District Subtotal ïèð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units DOWNTOWN CORE DISTRICT 0.49 40 du/ac 10 6254006015 Specific Plan Mixed Use Daycare 0.17 40 du/ac 3 6254007002 Specific Plan Mixed Use G reen space 0.17 40 du/ac 3 6254007003 Specific Plan Mixed Use Surface parking 0.50 40 du/ac 10 6254007004 Specific Plan Mixed Use Medical offices (dental) 0.41 40 du/ac 8 6254007013 Specific Plan Mixed Use Office building 0.62 40 du/ac 12 6254007014 Specific Plan Mixed Use First Christian church 1.02 40 du/ac 20 6254008005 Specific Plan Mixed Use Krikorian Theater 1.60 40 du/ac 32 6254010031 Specific Plan Mixed Use Parking structure 0.23 40 du/ac 5 6254011003 Specific Plan Mixed Use Medical & law off ices 0.13 40 du/ac 3 6254011008 Specific Plan Mixed Use Small retail shops 0.14 40 du/ac 3 6254011010 Specific Plan Mixed Use Hair salon Masonic Temple & 0.58 40 du/ac 12 6254011012 Specific Plan Mixed Use Mortuary 0.45 40 du/ac 9 6254011013 Specific Plan Mixed Use Ichiban Sushi 0.27 40 du/ac 5 6254011014 Specific Plan Mixed Use Small retail shops 0.13 40 du/ac 3 6254012008 Specific Plan Mixed Use Skin Care Doctor 0.13 40 du/ac 3 6254012009 Specific Plan Mixed Use Hair salon 0.22 40 du/ac 4 6254012010 Specific P lan Mixed Use Risher Mortuary 0.27 40 du/ac 5 6254012011 Specific Plan Mixed Use Medical offices (dental) 0.57 40 du/ac 11 6254012013 Specific Plan Mixed Use Credit Union 0.27 40 du/ac 5 6254012015 Specific Plan Mixed Use Office building 0.38 40 du/ac 8 6254013004 Specific Plan Mixed Use Office building 1.15 40 du/ac 23 6254013008 Specific Plan Mixed Use Methodist Church 0.44 40 du/ac 9 6254013009 Specific Plan Mixed Use Surface Parking 0.14 40 du/ac 3 6254014002 Specific Plan Mixed Use State Farm Bank 0.13 40 du/ac 3 6254014025 Specific Plan Mixed Use State Farm Bank 7.05 40 du/ac 141 6254016912 Specific Plan Mixed Use Downey City Hall 0.47 40 du/ac 9 6254017011 Specific Plan Mixed Use Surface Parking 0.24 40 du/ac 5 6254017020 Specific Plan Mixe d Use Tri - plex Housing 0.18 40 du/ac 4 6254017023 Specific Plan Mixed Use Office building 0.19 40 du/ac 4 6254017024 Specific Plan Mixed Use Greek Orthodox Church îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïèï Ý·¬§ ±º ܱ©²»§ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units 2.03 40 du/ac 41 6254017025 Specific Plan Mixed Use Greek Orthodox Church 1.05 40 du/ac 21 6254017026 Specific Plan Mixed Use Apartments 0.31 40 du/ac 6 6254018005 Specific Plan Mixed Use Daycare 0.42 40 du/ac 8 6254018008 Specific Plan Mixed Use Surface Parking 0.17 40 du/ac 3 6254018009 Specific Plan Mixed Use US Bank 0.15 40 du/ac 3 625 4018018 Specific Plan Mixed Use Vacant lot 0.17 40 du/ac 3 6254018019 Specific Plan Mixed Use Vacant lot 0.26 40 du/ac 5 6254018020 Specific Plan Mixed Use Single Family Home 0.27 40 du/ac 5 6254018021 Specific Plan Mixed Use Small retai l shops 0.23 40 du/ac 5 6254018023 Specific Plan Mixed Use Commercial 0.57 40 du/ac 11 6254018024 Specific Plan Mixed Use US Bank 0.03 40 du/ac 1 6254018026 Specific Plan Mixed Use US Bank 0.24 40 du/ac 5 6254018027 Specific Plan Mixed Use Surface Pa rking 0.21 40 du/ac 4 6254019001 Specific Plan Mixed Use Small retail shops 0.24 40 du/ac 5 6254019002 Specific Plan Mixed Use Avenue Theater 0.12 40 du/ac 2 6254019003 Specific Plan Mixed Use Small retail shops 0.1 4 40 du/ac 3 6254019004 Specific Plan Mixed Use Granata's Restaurant 0.20 40 du/ac 4 6254019027 Specific Plan Mixed Use Vacant Commercial 3.05 40 du/ac 61 6254019028 Specific Plan Mixed Use First Baptist Church 0.12 40 du/ac 2 6254019900 Specific Plan Mixed Use Alley 28.71 574 District Subtotal DOWNTOWN RESIDENTIAL DISTRICT 0.08 40 du/ac 2 6251038001 Specific Plan Mixed Use Duplex 0.12 40 du/ac 2 6251038005 Specific Plan Mixed Use Single family unit 0.12 40 du/ac 2 6251038006 Specific Plan Mixed Use 4 - Plex 0.12 40 du/ac 2 6251038007 Specif ic Plan Mixed Use 4 - Plex 0.12 40 du/ac 2 6251038008 Specific Plan Mixed Use Single family unit 0.46 40 du/ac 9 6251038009 Specific Plan Mixed Use Rives Manor Apartments 0.13 40 du/ac 3 6251038010 Specific Plan Mixed Use Rives Manor Apart ments 0.15 40 du/ac 3 6251038011 Specific Plan Mixed Use Daycare 0.23 40 du/ac 5 6251038012 Specific Plan Mixed Use Office building 0.16 40 du/ac 3 6251038027 Specific Plan Mixed Use Duplex ïèî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units 0.29 40 du/ac 6 6251039028 Specific Plan Mixed Use Single fami ly unit New commercial retail 1.21 40 du/ac 24 6251039035 Specific Plan Mixed Use center 0.09 40 du/ac 2 6254002011 Specific Plan Mixed Use Vacant single family unit 0.09 40 du/ac 2 6254002012 Specific Plan Mixed Use Vacant single family unit 0.18 40 du/ac 4 625400201 3 Specific Plan Mixed Use Vacant single family unit 0.16 40 du/ac 3 6254002014 Specific Plan Mixed Use Vacant single family unit 0.48 40 du/ac 10 6254002023 Specific Plan Mixed Use Bank/Office 0.51 40 d u/ac 10 6254002024 Specific Plan Mixed Use Bank/Office 0.15 40 du/ac 3 6254002905 Specific Plan Mixed Use Surface parking 0.17 40 du/ac 3 6254003001 Specific Plan Mixed Use Vacant lot 0.20 40 du/ac 4 6254003002 Specific Plan Mixed Use Single family unit 0.13 40 du/ac 3 6254003003 Specific Plan Mixed Us e Single family unit 0.08 40 du/ac 2 6254003004 Specific Plan Mixed Use Vacant office space 0.16 40 du/ac 3 6254003005 Specific Plan Mixed Use Office building 0.16 40 du/ac 3 6254003006 Specific Plan Mixed Use Downey Tailors 0.09 40 du/ac 2 6254003020 Specific Plan Mixed Use Fox Chiropractic 0.48 40 du/ac 10 6254003025 Specific Plan Mixed Use Low density multifamily 0.24 40 du/ac 5 6254003026 Specific Plan Mixed Use Vacant lot 0.24 40 du/ac 5 6254003027 Specific Plan Mixed Use Office building 0.33 40 du/ac 7 6254003909 Specific Plan Mixed Use Surface parking 0.16 40 du/ac 3 6254004002 Specific Plan Mixed Use Office building Low density MF 0.16 40 du/ac 3 6254004007 Specific Plan Mixed Use Residential Low density MF 0.16 40 du/ac 3 6254004008 Specific Plan Mixed Use Residential 0.11 40 du/ac 2 6254004009 Specific Plan Mixed Use Deep Water Bail Bonds 0.09 40 du/ac 2 6254004010 Specific Plan Mixed Use Single family unit 0.19 40 du/ac 4 6254004026 Specific Plan Mixed Use Single famil y unit 0.30 40 du/ac 6 6254004027 Specific Plan Mixed Use Duplex 0.67 40 du/ac 13 6254004028 Specific Plan Mixed Use Bank of America 0.21 40 du/ac 4 6254004029 Specific Plan Mixed Use Single family unit 0.20 40 du/ac 4 6254004030 Specific Plan Mixed Use Single family unit 0.14 40 du/ac 3 6254004032 Specific Plan Mixed Use Duplex îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïèí Ý·¬§ ±º ܱ©²»§ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units 0.14 40 du/ac 3 6254004033 Specific Plan Mixed Use Duplex 0.13 40 du/ac 3 6254004034 Specific Plan Mixed Use Duplex 0.13 40 du/ac 3 6254004035 Specific Plan Mixed Use Duplex Low density MF 0.72 40 du/ac 14 6254004037 Specific Plan Mixed Use Residential 0.25 40 du/ac 5 6254004038 Specific Plan Mixed Use Western Mutual Bank 0.63 40 du/ac 13 6254004039 Specific Plan Mixed Use Senior Housing 0.28 40 du/ac 6 6254005009 Specific Plan Mixed Use Multifamily Residential 0.27 40 du/ac 5 6254005010 Specific Plan Mixed Use Single family unit 0.92 40 du/ac 18 6254005020 Specific Plan Mixed Use Preschool 0.07 40 du/ac 1 6254006001 Specific Plan Mixed Use Single family home 0.07 40 du/ac 1 625400600 2 Specific Plan Mixed Use Single family home 0.22 40 du/ac 4 6254006003 Specific Plan Mixed Use 4 - Plex 0.50 40 du/ac 10 6254006007 Specific Plan Mixed Use Daycare 0.49 40 du/ac 10 6254006014 Specific Plan Mixed Use Medical & law offices 14.34 287 District Subtotal PARAMOUNT BOULEVARD PROFESSIONAL DISTRICT 0.84 40 du/ac 17 6251020002 Specific Plan Mixed Use Rives Mansion 0.12 40 du/ac 2 6251035014 Specific Plan Mixed Use Vacant lot 0.12 40 du/ac 2 6251035015 Specific Plan Mixed Use Four - plex housing unit 0.17 40 du/ac 3 6251035016 Specific Plan Mixed Use Vacant lot 0.13 40 du/ac 3 6251035017 Specific Plan Mixed Use Vacant lot 0.43 40 du/ac 9 6251035021 Specific Plan Mixed Use Medical offices 0.20 40 du/ac 4 6251035022 Specific Plan Mixed Use Medical offices 2.13 40 du/ac 43 6251035037 Specific Plan Mixed Use Medical offices 0.35 40 du/ac 7 6251035038 Specific Plan Mixed Use Surface Parking 0.27 40 du/ac 5 6251035040 Specific Plan Mixed Use Medical offices 0.59 40 du/ac 12 6251035041 Specifi c Plan Mixed Use Medical offices 0.37 40 du/ac 7 6251036030 Specific Plan Mixed Use Surface Parking 0.91 40 du/ac 18 6251036031 Specific Plan Mixed Use Medical offices 0.26 40 du/ac 5 6251036035 Specific Plan Mixed Use Surface Parking 0.14 40 du/ac 3 6251036036 Specific Plan Mixed Use Surface Parking 0.14 40 du/ac 3 6251036037 Specific Plan Mixed Use Surface Parking ïèì îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ General Permitted Potential AIN Zoning Acres Existing Use Plan Density Units 0.44 40 du/ac 9 6251036038 Specific Plan Mixed Use Surface Parking 0.16 40 du/ac 3 6251037004 Specific Plan Mixed Use M edical offices 0.11 40 du/ac 2 6251037005 Specific Plan Mixed Use Surface Parking 0.13 40 du/ac 3 6251037006 Specific Plan Mixed Use Surface Parking 0.40 40 du/ac 8 6251037017 Specific Plan Mixed Use Medical offices 0 .28 40 du/ac 6 6251037018 Specific Plan Mixed Use Surface Parking 0.59 40 du/ac 12 6251038013 Specific Plan Mixed Use Downey Brewery 0.38 40 du/ac 8 6251038016 Specific Plan Mixed Use Office building 0.34 40 du/ac 7 6251038024 Specific Plan Mixed Use The Tile Place 0.25 40 du/ac 5 6251038025 Specific P lan Mixed Use Flooring store 0.48 40 du/ac 10 6251038026 Specific Plan Mixed Use Small retail shops 0.76 40 du/ac 15 6251039024 Specific Plan Mixed Use Portofino’s Restaurant 0.12 40 du/ac 2 6251039025 Specific Plan Mixed Use Surface Pa rking 0.46 40 du/ac 9 6251039026 Specific Plan Mixed Use Car wash 12.06 241 District Subtotal SPECIFIC PLAN TOTAL 97.45 2,567 îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïèë Ý·¬§ ±º ܱ©²»§ ̸·­ п¹» ײ¬»²¬·±²¿´´§ Ô»º¬ Þ´¿²µ ïèê îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ß°°»²¼·¨ Þæ Ñ«¬®»¿½¸ This appendix contains the following materials to illustrate the City’s effort to conduct quality community outreach efforts with regard to the Housing Element update process: 1. Meeting flyer 2. Sample Stakeholder letter 3. List of Stakeholders contacted 4. Public Notice published in the Downey Patriot 5. Photo of the notice on the monitor at Cit y Hall îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïèé Ý·¬§ ±º ܱ©²»§ ïèè îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïèç Ý·¬§ ±º ܱ©²»§ Ì¿¾´» Þ ó ïæ ͬ¿µ»¸±´¼»® Ù®±«°­ ݱ²¬¿½¬»¼ º±® ɱ®µ­¸±°­ Name Title Company Darrell Jackson President 10 - 20 Club Kevin MacDonald Executive Director ARC of Southeast Los Angeles Judy Faust Executive Director Assistance League of Downey Arlene Salazar Social Services Manager City of Downey Community Services Ann Bayer Executive Director Coordinating Council Edward Velasco Housing Manager Downey Housing Division Luz Perez Downey Unified School District Robert Jagielski, Director, Pupil Se rvices DUSD Georganne Bruce Executive Director Exchange Club Family Support Center Barbara Shull Fair Housing Foundation Felice Phil Presicci Gangs Out of Downey Robert Dwelle Real Estate Directo Habitat for Humanity Darren Dunaway Chief Executive Director Human Services Association Scott Raecker Executive Director Josephson Institute/CHARACTER COUNTS! Ron Kinnamon Chairman Josephson Institute/CHARACTER COUNTS! Brian Stiger Director LA County Dept. of Consumer Affairs Sheryl Spiller Director L. A. County Public Social Services Grants and Compliance Mary Ann Heimann Legal Aid Foundation of LA Manager Robert Jagielski Life Skills Educational and Vocational Inc. Stacy Brabant Executive Director Downey Council PTA HELPS David Littlehalles Rio Hondo Temporary Home Adriana Vazquez Salvation Army Lieutenant Gilbert Board Chairman Salvation Army Reyes Southeast L.A. County Workforce Investment Ben Espitia Investment Board Board Steve Brandt Southern California Rehabilitation Services Edi anne Sapinosa Project Manager Su Casa Family Crisis and Support Center Luz Perez Program Coordinator TLC Family Resource Center John Swift Executive Director YMCA Christian Outreach Appeal Catholic Charities - Family Shelter Family Crisis Center Harbor Interfaith Shelter House of Yahweh Long Beach Rescue Mission The Women’s Council La Casita Positive Steps Transitional Living Centers ïçð îðïì ó îðîï ر«­·²¹ Û´»³»²¬ Ý·¬§ ±º ܱ©²»§ îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ïçï Ý·¬§ ±º ܱ©²»§ ïçî îðïì ó îðîï ر«­·²¹ Û´»³»²¬ ùóèãíöøíåî÷ã  ôÍÇÉÓÎÕ÷Ð×Ï×ÎÈ